They're good rental markets and certainly OK places to live, but definitely a step down from A or B+. but 

@John Clark I think the viable path to a presence element is huge.

Setting higher rates than the comps can definitely help attract guests who value quality, but it’s important to stay competitive within your market.

That is the truth Nate, boy, I'd be exactly where I wanted to be, but I am definitely one that believes it's never to late, so I'm starting now to get ready for the next 20 years so I can retire comfortably.

You've definitely done your due diligence on this so I have a feeling you will find long-term success here.

By trade and training, I’m a marketing, finance, and strategy guy, but at heart, I’m an entrepreneur who loves working with people and building meaningful connections.Real estate has been a part of my life for as long as I can remember, and now I’m diving in to carve my own path. 

As mentioned seller credits are the best path as title insurance and taxes are pretty much fixed.

The current market definitely has some great opportunities for strong ROI and equity growth.

Quote from @Feroz Penangwala: I have definitely slowed in the past 18 months.

Definitely requires professional advice from someone familiar with your state tax laws.To be or not to be?