It will depend on the size of the house, the scope of work, and the quality of materials used.

If you really see potential and like the overall quality of the property you may need to get creative on making sure you're covered if the units take longer to lease there. 

Are their listings detailed with good-quality photos?

Louis are higher than the national average, which can impact tenant quality and property values, so thorough neighborhood research is essential.

Also how stable the area is and appreciation potential (crime rate, school quality, vacancy rate, population growth, job growth, etc.).

In my acquaintance's experience, one of whom has triple digit number of loans being serviced by them they have produced quality and reliable results.FCI is another large, well known servicer used by many people in the industry.

I am curious, has your friend mentioned anything about the quality of life or benefits from an investment standpoint outside of affordability?

I could also Airbnb it as an eco house as I will make sure air quality is optimal and buy organic mattresses but I'm not sure if Hagerstown would be a potential vacation destination.

Anyone know quality, custom cabinet companies in the area for a good price?

There are lots of good areas for investing close by, which might offer lower taxes, better quality tenants and higher rents.