Mail is a numbers game.  

Remember this little nugget: There are 3 things you need to do to win the money game.1.

Everything you suggested was the original game plan the house will be a rental or air bnb and the land was bought with the intentions of having tiny hones put on it.

Impressive Rent-to-Price Ratios: Average rents for 3-bed homes are about $800-$900/month, potentially yielding 12-15% gross returns.Economic Transition: While historically industrial, Bay City is diversifying into healthcare, education, and service sectors.Revitalization Efforts: Downtown redevelopment and community initiatives are breathing new life into the city.Strong Cash Flow Potential: Low property taxes and insurance costs contribute to robust monthly cash flows.Let's crunch some numbers on a hypothetical deal:Purchase Price: $75,000Down Payment (20%): $15,000Mortgage (4.5% interest, 30-year fixed): $304/monthProperty Tax: $100/monthInsurance: $60/monthEstimated Repairs/CapEx: $100/monthProperty Management (10%): $85/monthTotal Monthly Expenses: $649Potential Rent: $850/monthEstimated Monthly Cash Flow: $201Cash-on-Cash Return: About 16.08% (not including appreciation or tax benefits)These are rough estimates, and individual properties will vary.

Deductibles vary by carrier, state, property. 

@Maria Rina Boidon -  Your options can vary based on your current financial position and investment goals.

Depends on the area of the country, due to varying wages, and how dirty it is.

There are many attractive markets in Missouri but they can vary wildly from one another. 

It sounds like you're ahead of the game here because you're focusing on your local market, which certainly makes things much easier. 

As many have stated @Peter Jin, your expected CoC return should probably vary based on multiple factors.