Based on your post, it seems you may be focused on expensive "appreciation" submarkets vs inexpensive "cashflow" submarkets.  

It is not as glamorous and easy as it is often portrayed to be.

The truth is none of it matters because 95% or more of the agents in the world do nothing.

But if you use multiple emails as I do for my businesses each Gmail account will have its own google docs space, I found it hard to manage all under one roof.

A few weeks ago, I posted about us changing the garage door color of one of our homes after realizing the original color we chose wasn’t it.Here’s the before and after—what do you think?

Why not do an actual closing with an attorney? 

Does anyone do SRO deals?

However Id like to know what are some data points and minimum criteria you look at in a market (like a 1% job growth YoY) to feel informed on your decision making processalso if you go to the area what are some things you look for physically that would be a good sign 

But it still created trouble in the past when some tenants wanted to leave earlier due to a deteriorating relationship.  

Knowing that you'll have a good amount of eyes on the property at your ARV of $3.5M, I think you would be able to get it sold in a decent amount of time and save some holding costs.