I highly suspect few people consider it a HCOL city.  

Which are you considering?

But there are a couple things to consider.

Cash flow in the triangle takes creativity, just want to set that expectation with you.

They don't understand how to price effectively, study the market, set boundaries with tenants, establish policies and procedures, communicate, and dozens of other things.

I “luckily” caught the wave of property appreciation between 2020-2022 which set the foundation of my investment journey.- I was scared to drop out of law school In 2021 and go all in on REI, I’m super happy with my decision.Now, whenever I’m scared/nervous, I take that as a sign that I should probably do it, and that it’s room for growth.Yes, sometimes it will be a mistake, but that’s how you learn.4) Value Relationships over everythingGood relationships will bring you more joy and take you farther than being selfish and/or greedy.What principles do you live by?

Which trends are you considering for your flips this year?

If a Room for Rent is worth $1000/month, then reverse amortization at current interest rates between 6.5-8.5% for 30 year mortgage would set the price between $130,000 to $158,000.

Planning for flexibility with frequent moves and understanding property management will set you up for success when you start investing in 2026.Good luck!

I get the feeling you don't enjoy being a landlord, so I agree that you should consider selling and investing in something that doesn't include tenants and toilets.