I'm currently located in Northwest Arkansas (Walmart HQ) and just closed on my first flip a few weeks ago.

I closed a cash out refi this past week at a miserable 8.25%.

Video tours of the properties help this.

There has been a run on gas and food, and schools are closed for the week. 

Plus as you say, the proximity to Iowa City, especially since the IC and CR areas are growing towards each other with North Liberty, etc.I'll be in Davenport for the first time next week, so it will be interesting to see it with your commentary in my mind.

I've been investing since 2015 and just closed on another investment property last week in RI (federal hill specifically).

As an example I just checked AirDNA’s data against one of my rentals this week and occupancy and ADR was way off from the reality on the ground that most others I know are seeing in 2023.

I made $9K in 5 weeks and was booked for 2 months ahead.

I asked a question last week about how to purchase a 50k turnkey rental property with a DSCR Loan and received some great feedback. 

Contrast that with our $500 leasing fee which is only paid to us after we've done the marketing, video tour, showings, found tenants and actually rented the property.