I just found one that is 73% below the AVG for the area so there is lot of money to be made on this.I didn't have and don't have the $1000 to join the program and now I am glad I don't.What zip code is the deal in?

Quote from @Jules Aton: Sometimes tighter regs and squeezing out new competition makes it better for those grandfathered in.

I'm not at all familiar with any of those markets so I have no skin in the game here but I'm curious what strategies or applied logic you used to help narrow it down to those areas.

All-in= 100k + closing costs, lets say all-in is ~$105k ARV:$155-$160k Market rent:$1200-$1300Good or Bad deal.

You should always have cash set aside as reserves, going all in is very risky and foolish regardless of the investor. 

BiggerPockets says Bloomington, IN is a good market but when I use the Find Deals for Bloomington only 2 SFRs out of 34 show with positive cash flow. 

Quote from @Chris Kersey: Lenny, A tenant move out or move in is grounds for a change in occupancy, meaning you shouldn't have to pay any early termination fees. 

Not directly related to the question, but what kind of neighborhood are you buying in- is this some kind of war zone?

Have always been passionate about RE but now have the time to jump in.

Congrats on jumping in!