it's a nice, expensive place to live but tougher to house hack unless you buy a big house and rent out individual rooms.)also, as @Jonathan Greene alluded to, the more you're willing to sacrifice, the better it will work. 

We do nice kitchens and stainless appliances, have cleaning service, pest control, landscaping and address any maintenance issues immediately. 

Plenty of demand drivers and diverse economy.

Following the laws has been a "process" to call it nicely.

It also sits on 2 acres with separate buildings for animals and a nice storage shed.

This house had 12” of water/ice in the basement... there’s a nice sump pump set up just sitting there with no power...

Hey Robin, thanks it's actually a creative finance deal with some value add opportunity, so I'm really looking forward to learning a lot from this Nice - sounds like a cool way to start

@Dakota Williams While it’s nice to improve the ARV and obtain appreciation for when you sell I’ve discovered that most of the time I can’t access that “hidden value” because to refi out the new value would leave the property with negative cash flow.

A steady annual growth rate, diverse industries, and affordable living attract residents.

If you renovate for a flip and then decide to BRRRR you will likely get less than you expect because the finishes will be too nice for a rental (depending on the neighborhood, it could work where you are in that price point).