Everything I've read shows PA peaked in 2022 and has dropped 5-6% since then. 

I believe the better question to ask would be: Based on my skills, employment, time availability and resources which are ______, what is the best city and strategy for me?

However, your rental income depends on your tenants remaining employed at similar wages.

I read the law, discussed with the attorney and they have no RE license period. 

Educate/Learn (Read/Listen)2.

Also now clear that the lender is not doing their proper due diligence or even reading what we are giving them.  

I have read many times that if you notify someone and they don't do anything then they own the blame because they knew of the risk and chose not to correct it.Your correct if a healthy tree or limb falls on your property then you have to fix the damage yourself.Consult an attorney and your insurance company to confirm.

@Mike Grudzien , Thank you so much for taking the time to read and respond to my post! 

Then you can read a more in-depth book like The Book On Rental Property Investing by Brandon Turner or The Unofficial Guide to Real Estate Investing by Spencer Strauss.2.

I'm located near Great Falls in central Montana.I have been self-employed for about 4 years and love what I do, so my goal is to build total wealth long-term, not to maximize cash flow for FIRE/financial freedom in the near-term.