The truly tragic natural disasters in California, North Carolina, Florida and others of the past six months are evidence that no location is truly 'climate safe,' however there are geographical areas that can expect less weather extremes and lower costs of living, developing, insuring and seemingly...surviving. 

How are you managing your properties in that area given that property management company seem to be extremely unreliable and seem to go under quite frequently 

Quote from @Mark Wooldridge: A super concise and accurate summation of the SFR & MF property market - only thing I could add to that is how extremely low interest rates (historically) caused valuations to increase at a faster rate than they would have otherwise. 

To put a relatively extreme scenario out there, if you offer 3% more than the next guy in cash (no bank debt) and provided a copy of a brokerage account statement showing the cash was available, I am certain you would get the deal.To echo Joshua's comments: how you are planning on financing the deal is hugely contingent on being awarded deals.  

Be extremely cautious when processing your next applicant, this one seemed doomed from the start.

Mobile homes are cash cows and we are doing extremely well with them.

This is why is is extremely important that you use local resources who own STR's in the area or manage them at a bare minimum.

$85K seems extremely low for a garage conversion.

Buffalo is a great place to invest, but understanding that neighborhoods change extremely quickly is paramount to your success.

It's been extremely underwhelming, not that costly but it's pretty bad.