If this seems a little overboard, just know that I'm not angry or upset while writing this.

Seems like maybe the California market is topping out ?

I have family in Florida that's in the flipping buisness but we aren't to close to them and people seem to be raving over Ohio as of late.

From cursory analysis of some properties I have seen on the MLS, this seems to me to be realistic.

Yes, although there seemed to be increased competition the last time we were looking to purchase in Indy from the year prior when we bought our first rental there.

My credit score is good (800). 6% seems high to me. 

What kind of strategies seem to work best for you guys?

It seems like a good chunk of it is always lumpy, regardless of how much volume you have. 

I mean it seems to be the right kind of place because at night you don't see questionable behavior, i.e. prostitutes, drug deals, etc.

Well, it seems that the dog can also jump over the 6 ft fence, so I got another call from the neighbor yesterday saying it happened again.Obviously, they aren't happy about the dog jumping in the pool with their kids, regardless of whether or not it's friendly.