As a 40-year-old Australian investor, I've built a strong real estate portfolio focused on the local market.

If you have strong ties to Cleveland, and know it really well, and have a killer MTR PM picked out... that's great!  

This project demonstrated the power of smart improvements and teamwork, delivering a strong return on investment.

I would strongly recommend looking at the BiggerPockets lender finder since all those lenders are familiar with the investor mindset even if this is for a primary residence :)https://www.biggerpockets.com/business/finder/lenders

Mesa and Gilbert are growing rapidly due to strong population influx and economic stability, making them particularly attractive for long-term investments.Why Mesa or Gilbert?

In your case, with a history of passing audits and having a CPA who is experienced in IRS representation, you're in a strong position should an audit occur.Regarding audit statistics, the IRS generally audits fewer than 0.5% of individual returns, with even lower rates for those earning under $1 million annually.

There has been strong population growth, consistent appreciation, and a robust economy.

DSCR loans don't require personal income verification or a debt-to-income ratio, making them ideal for properties with strong cash flow, even if the current owner has credit issues.Here's how it could work:You could use a DSCR loan to refinance the hard money loan, securing more favorable terms without having to involve the seller's credit.Since the rental income easily covers the property’s debt service, you’ll be in a good position for lender approval, bypassing the conventional mortgage route.This approach could allow the owner to stay in the house, while you take over financing with a less restrictive structure.

It explains the team that you should develop to have a strong foundation under you while investing remotely.https://www.biggerpockets.com/blog/core-four-real-estate-team

Otherwise, rent ready does a lot for your peace of mind, saves you cash because you aren't renovating it and you can collect rental income right away instead of in a few months (took us 5 to finish our renovations and cost us nearly $3k a month to hold it). 2 bedroom homes usually don't make sense numbers wise - too many set costs in building a home that make 2 bedrooms higher PPSQFT and the appreciation isn't as strong.