And by high end, I mean rehab money spent on architectural details that are in keeping with the historic charm of the surrounding neighborhood. 

I live in Auburn Alabama and the market here is pretty crazy so I have been looking at surrounding cities like Montgomery and Birmingham that are bigger and more affordable.I know that the typical down payment someone’s needs for commercial is 25% so short of me getting seller financing, or a partner, or some other creative finance path my purchase power leads me towards properties that are typically in lower income areas- at least for the ones I’ve spotted. (200K ish) I’ve listened to pretty much every podcast multiple times and often hear people saying that when they begin they focus more on cash flow and as they grow they look more towards appreciation opportunities.

I personally don't see a huge difference between the Historic District and the surrounding area.

We have a great handle of the city, and my day job allows me to travel to all of the smaller communities surrounding it.

Blowing in insulation to the attic on receipt will pay for itself.If it is a masonry structure there can be a whole host of nightmares surrounding deteriorating brick, especially around windows.

Looking for any seller financed deals in North Carolina or surrounding states.

My recommendation would be to look at surrounding communities that can provide you a good balance of both investment characteristics.  

I'm an investor from Maine who is beginning to source deals in Pittsburgh and surrounding boroughs.

I'm an investor from Maine who is beginning to source deals in Pittsburgh and surrounding boroughs.

Like many military bases the surrounding town is normally small rinky dink with civilians trying to take advantage of military members (loan sharks, auto dealers, gang members, and drug dealers)  Your properties will probably be relatively stagnant due to it only being a military base.