I really see Columbus Ohio as an extremely safe bet for the next 10-20 years.

These loans are a lot more flexible than "conventional" loans.

I bet you are more like 3-4%. 3) Would you take a significant capital gain hit if you sold? 

If he has some time and flexibility you could make it work.

That’s the best bet.

I bet the house we are looking at would be similar to the 30 year smoker's house.

Name brands with solid balance sheets are generally a better bet, still one can't forget the big fall too, so diligence is just as key with big names and cut them zero slack.

Of the sellers that seem somewhat flexible.

My schedule is flexible so I try to plan it during the day when they are out at work or whatnot. 

I imagine it's similar to St Louis but I'd be willing to bet it has more going for it and better appreciation.Happy to share some resources, learnings, and even history/performance of my rentals I've had for 5+ years.