Our first year out was crazy good renting for $3300 when market rate was around $2100, but by mid 2023 and 2024 it felt harder.

Furthermore, @Dave Meyer has a YouTube show/podcast on market trends for your reference.

To be honest in today’s market I’m not seeing nearly the amount of wiggle room in renegotiating a price based on repairs.

We are not familiar with any of these markets, nor do we have anyone trustworthy there, or a real estate agent.Our approach would be both rental and house flipping.

In your case, changing the property from a rental to your primary residence constitutes a change in use.The depreciation recapture will be calculated based on the fair market value of the building at the time of conversion, not including the land value.Since you're tearing down the existing structure, the entire amount of depreciation taken over the past two years will likely be recaptured, as the building's value at conversion will effectively be zero.The recaptured amount will be taxed as ordinary income, up to a maximum rate of 25% for residential rental property (Section 1250 property).

Study the market.

Just closed one in my IRA to kickoff 2025 and looking to expand that market.

Properties with fewer than five units are classified as residential, making the loans ineligible for sale on the secondary market through Fannie Mae or Freddie Mac.

It feels a little feminine to me, which is fine if you are going after that market segment. 

Obtain a working knowledge of the local rental market.