@Dennis Boettjer be careful about basing your decision solely on past deal performance.

The RE agent stated some properties on the river in the past did not get their lease extended to provide better river access.  

We have been investing in the Pittsburgh market for the past couple of years and have 2 duplexes and are closing on a triplex in about a month.

I have been one of them in the past.

Spend 5 min everyday to reconcile transactions to schedule E Categories and upload receipts.

We have a property about 45 min from Houston on Hwy 10.

No matter where you choose to invest, please keep in mind the following (copy & paste):--------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a Class A property in Class D area, what quality of tenant will you get?

I've raised capital for tech companies in the past, but never for a real estate company.

We have spoke to banks in the past and its challenging to find ones that will do a C/A on a first but the ones that would consider it would not do it on a 2nd.

My investment partners and I have made considerable investments in Mount Airy over  the past few years, worked with a number of brokers on acquisitions and can honestly say not a single one has been able to effectively articulate our neighborhood investment thesis which tells you how challenging the neighborhood is.