If you take the lower value areas the only reason people choose to live there is the affordability really.

I was initially looking for a turnkey property but after finding this deal and going down the rabbit hole it has turned into a BRRRR.Property is well priced and seller agreed to lower price after inspection was done and scope of work completed by GC.

I agreed to take out an under ground storage tank in exchange for a lower price.

Considering the high rates at this time and opportunity to lock in tax free capital gains of 500k, suggest you sell and lower mortgage on your new home 

.- Lower down because I can do FHA loan- Probably don't need a property manager because I live here- With the potential rent income vs monthly mortgage price, I am probably breaking even if lucky- Pro tenantJacksonville:- Total cost of home is lower, even though I will have a higher down payment because I am buying it as an investment property- With the potential rent income vs monthly mortgage price, I might make a couple hundred a month... which can eventually be used as a down for another property?

Will give you the ability to buy with lower DP and lower your living costs.

If you want to be conservative, stay around 50%-60% LTV, especially if your cost of debt is lower than your cap rate, as this will lever your ROE.

Lowers your living expenses, plus you have a property you can move out of in a year and do again if you please to.

It was suggested that I use sound caulk for a second layer of drywall, but I think the asphalt board will help dampen the lower frequencies more. 

Flippers will have to price in these added expenses to maintain their margins, leading to lower offers on distressed properties.