:WOW< HVAC in certain areas make six figures plus  maybe just relocate to one of those areas and then save to invest.....California is one of those California sounds nice for the weather, but a 100k career doesn't give me the life I have here in KC at my current pay. :) Plus I have family and my REI here so not really looking to change locations.

The rental market is very strong, and if you are in for the long term as long as the cash flow isn't tight downturns can be weathered. 

All winter long our streets and restaurants are filled with snow birds. . .folks from Canada and the cold weather sections of the US.  

The latest instance has been this week (where the weather has not exceeded 75 degrees and mostly has been in the 60’s).

Otherwise, you are going to get a ton of tenant complaints, increase vacancy, and increase damage to your buildings as well as tenant's vehicles.If you want to see my point in person, as the weather improves, go to a boat launch ramp and watch how many people can actually back there boat into the water like they know what they are doing. 

Focus on things that ARE knowable like, do the numbers work, am I being realistic with the rental income forecast post renovation, am I budgeting for the 2nd "R" to go over budget, and is this a desirable property in a decent neighborhood.  

A combination of bad weather and misinformation from a contractor killed the budget.

Are you including property age, weather, maintenance, price, tax rate (state and property) insurance rate?

We have family in NWI and their weather is covered every day on the Chicago news.As a serious point though, anyone within the area looking to furnish a unit can get a great deal!  

With those below ground units and the kind of weather we get in Chicago, I immediately start thinking about foundation issues, pipe leaks, old wiring, etc.