The metrics I look at is cash on cash return, what interest rates you are getting, % down need to close, points that need to be paid, capital improvement cost (if substantial), and what your cash flows are looking like on these new acquisitions (i.e. +$200 a month after all expenses).  

So what do you think of platforms like Intellihost.co to provide analytics for improving listings?

Good information in this post, though I’d be cautious about characterizing the arrival of a single employer or agency—no matter how large—as an inflection point.The more nuanced truth is that Huntsville has seen strong job growth for many years thanks to the constant influx of new employers (or incumbents expanding), including the FBI, Under Armor, Parsons, Fifth/Third, Glaukos, SpaceFactory, Total Quality Logistics (TQL), and so on.The point is that Huntsville’s growth seems like a secular, broad-based trend more than anything else, and so market performance is likely to be influenced by that rather than the arrival of U.S.

You still improved the property by curing mold, adding heat, and making the lower level functional, that matters.3.

With 23 units already, your management load is likely high, and room rentals can easily double the operational headaches.At that scale, the best way I’ve found to improve cash flow is through portfolio architecture.

Anytime contractors & maintenance personnel are entering occupied units there is potential for trouble if the situation is not handled carefully.Do they provide itemized statements with receipts for the work performed?

Perform cost seg and apply 100% bonus depreciation to create significant 1st year loss.2) Perform (250+ hrs) hands-ons renovation/remodel work on other currently owned single family rentals in order to "finish" qualifying for REP status in same tax year.

I would look into this because there's a good chance you will have to sub out many of the scopes rather than perform the work yourself. 

When I left banking after the last crash, we started by buying non-performing commercial loans out of banks.

There are many cost segregation specialists to choose from, so it’s important to perform due diligence.