It’s a great area to invest but has its own challenges with rising insurance costs, reflecting the Florida wide issue. 

., then I would still have too wide of responses to be able to anticipate what the real costs might be for my particular situation, property, etc.For reference, my properties are in Class B areas of Milwaukee.

The labor and materials cost varies widely in different markets.

Granted, I self manage so I am meeting tenants, but at the end of the day, getting this gut check on the person I am going to trust living in my property kept me from having any issues with my tenants that would require a "more landlord friendly state".Given the wide swath of the country that is "landlord friendly", I would think more about places you know well and/or have ties to already.  

You’re competing with an endless array of other investment opportunities that will generate far better return with far less risk/overhead than real estate.

A return of 8-12% is generally considered good, but it will depend on your personal goals.Risk with Repairs: Major repair costs are always a risk, especially with a wide range like $145K - $200K.

I got a property manager, an STR assistant, and a portfolio wide assistant. 

Building housing is subject to a significant array of regulatory costs, including a broad range of fees, permits, reviews, and other requirements imposed at different stages of the development and the construction process, with both a direct cost and a time/delay cost.

Due to my background in consumer lending, I am highly skeptical of paystubs and other address verification due to the widely available websites that are out there to generate forms relatively easily... so I like to verify the information by contacting the listed employer using their listed number on Google to avoid possibly calling a friend etc. 

A 20' wide vacant 4-unit two story apartment building.