Being removed from the floodzone can also happen if the city/county build a new levee to protect from flooding (this is rare and will take several years).Flood maps are developed based on river/rainfall data and hydraulics.

I think we are all speculating based on the fact that you say there is a lot of deferred maintenance and updates and the tenant is okay with it at the current rent level, that the current rent level is very affordable and a $600 jump would be massive.   

They talk about all facets within the multifamily/apartment investing and it's not super beginner level. I

She said I couldn't get more then $350k ish debt due to income level.  I

Custom French drain system gravity feed by the gutters and diverts to drain out at the front covert of the property. new driveway with new covert drain pipe (should have been done by the city but thats another story) New AO smith energy efficient hot water heater, complete new plumbing through out the house, new shut off valves in all bathrooms, New specially designed toilets (Love these toilets!!

Sure, this has been going on forever too but not at the level I am seeing.

Most books in the Rich Dad series will be very informative (Rich Dad Poor Dad, Cashflow Quadrant, & Loopholes of Real Estate were some of the ones I found most valuable)The House Hacking Strategy might be beneficial since you are considering House Hacking.The Multifamily Millionaire, and its sequel are both great sources of information as well (however, volume II is larger multifamily & a bit more high level)I can't speak to other markets, but when it comes to Grand Rapids & the surrounding areas, FHA might be a tough product to use in this market & be competitive.

Not seeing great reviews on AO Smith (Lowes), Rheem (Home Depot + a knock off at Menards).

I was told instead of digging basement or adding a level I should consider doing a rooftop patio.

I think it comes down to making sure your numbers are correct and also knowing where your acceptable risk level is.