I'm getting some mixed results when I expand the number of tools for analysis that I'm using...

We source off-market deals, pair them with investors, and then hand hold through the rehab and city inspections when things are complete.We have existing contractor relationships and a team on the ground to keep tabs on things and keep you informed along the way. 

The other townhouses in the complex and area are over $650k for the same size and square footage.

Purchase price: $424,500 Cash invested: $20,640 I purchased a small detached duplex that I plan on moving into one and keep the other as a rental.

A good realtor that knows the market where the property is located, a good tax advisor that understands real estate and 1031 Exchanges, a good closing agent, and a good Qualified Intermediary that can walk you through the 1031 Exchange process.  

Do not be one of the people who wait and hope that rates will continue to fall into next year.

Here are a few tips to help you score that first deal:Network: Join local real estate groups and online forums like BiggerPockets to connect with other investors.Find Motivated Sellers: Look for distressed properties and consider sending direct mail to homeowners facing tough situations.Research the Market: Know your area’s property values by analyzing comparable sales using sites like Zillow or Redfin.Craft Compelling Offers: Highlight the benefits of a quick sale to sellers and consider a solid earnest money deposit to show you’re serious.Market Yourself: Use social media to share your journey and post flyers in local spots to attract leads.Stay Persistent: Rejection is part of the process, so learn from it and keep refining your approach.With your big business mindset and hard work, you’ll make it happen!

One thing I have noticed is the asking price with it's cap rate, is almost always priced out by the properties POTENTIAL income! 

No formula can be accurate across the board because even “cookie cutter” properties next store to each other differ as to view, location to the street, topography of the land, lot size, physical condition of the property, past remodeling, quality of the mechanical systems, sunlight, utility bills, past use, etc.  

I've looked on the nreia website, and meetup.com.