Cleveland and Lubbock are both good options to explore, but also consider areas with strong job sectors, like Indianapolis or parts of the Southeast.Researching Demographics: Tools like Placer.ai, Costar, and Data USA offer insights on demographics, migration trends, income, and market growth.

Unfortunately being a rookie I went with an inspector that came from a company that had a solid website and the inspection failed to spot many items.

It is still repairable but would cost 800-1000 to repair, and probably has 3 years of life on it according to the inspector and roofers.3.

This is key when you're not nearby.Professional network – See if they can connect you with other local professionals like contractors, inspectors, or property managers.

But before we get this news, the tenants crawl in the attic and call the city inspector and they give us a notice.

I have a great inspector who certified my rentals for me, if you want his contact information let me know and I'll shoot you a DM!

With $750K, start by focusing on cash-flowing rental properties in stable markets like Indianapolis, Kansas City, or Birmingham, blending appreciation and income.Use financing strategically to scale while preserving liquidity for value-add opportunities like BRRRR or small multifamily properties.Allocate a portion of funds for flips or mobile home parks to diversify and boost capital.

I work for Brentwood Property Group and we manage properties in the Indianapolis area.

Why are you using rules of thumb and not using the results of the thorough inspection by a great inspector that you are surely using and would be an idiot not to base your numbers on? 

You will want to get a professional inspector and contractor that you trust to walk the property on the outside if you can't get in.