When I ask for reasons I get cost of living, quality of live, moderate climate, fresh water access, no natural disasters and moving back to where they were from.From what I can see the trend to the Midwest is steadily increasing, but by no means as big as moving south.

However, installation costs and procedures may vary, so it's worth getting quotes from both if you're not doing the work yourself.As a hard money lender specializing in fix and flip deals, I've seen successful investors use a mix of these sources to optimize their budgets while maintaining quality.

For example, there are quality oceanfront homes for sale (as of this post) starting in the $650k price range. 3/2 slightly dated, but walk down your private stairs to the sand.

It's much harder to find a quality PM that has solid policies and processes in place to protect your property, income, time, and sanity with little owner involvement.When considering investing in a market, I recommend starting with your search for a good PM.

Your real estate professional will generally be the best source for a reliable closing and I think BP would probably be my next source for a quality lender. 

Check other rental listings in the area to compare quality of rehab and price to see how close you are to the competition.

I don't if the construction or area is bad (or maybe the manager isn't up to it), but it might be worth selling and trying again with a higher quality property.

Rents are much higher if we comply and they can test indoor air quality. our Type of Tenants also prefer and will pay higher rents as a result for a Certified Healthy Home.

I know it needs a few things (bathroom size) revised to make it code compliant, and I will need an architect to help navigate zoning (another thing we don't do in Houston :D), site plans, elevation aesthetics and local requirements. 

The good news is that it's going to be a lot easier to vet a quality GP in the next few years than it has been in the past.