Both have great groups of folks who invest locally.  

They should explain what the offer contract states in this event. 

@Zach Denny  Similar to what Minna posted above, I have done with a local portfolio lender bank where they set their own lending rules. 

STRs in Non-Traditional MarketsShort-term rentals in areas near universities or event venues are gaining popularity.

Focus on rebuilding your credit, saving for a down payment, and learning the local market.

You have come to the right place to begin your investing journey.Have you looked into attending local meetings and joining Facebook groups?

If that is all ok then get a very good local realtor to run comps in that area to determine the conservative value of the home once you've completed the renovation work(ARV).

Going over maps of known repairs with contractors showed that there were a few houses where people tried to have piers installed and ran out of money before hitting stable soil, others in the hyper local area did have to go to 100+ ft.  

From what I have heard, Dayton is a similar market, and you will ALWAYS save money by investing locally by not needing to hire a Property Manager (yet).

I love the town, but I guess that my point is that it has substantial challenges as a full time local.