Most local house flippers keep to themselves from what I noticed since I know a lot of them.

To answer your question yes its enough but in many cases it might be risky.2. location, room to raise rents, occupancy of property, local laws, type of investment are just a few topics that play a huge part. 

being hands-on and local is a big advantage.

@Nathan BrooksIn my experience, connecting with like-minded investors in Richmond can be done by joining local groups like the Richmond Real Estate Investors Group (REIG) and checking out BiggerPockets Local Forums.

Are you not working with any Local Realtor?

It keeps your asset, but rising costs and no property management may stretch your time and energy.1031 Exchange into WA: If local management and long-term appreciation in WA fit your goals, this could work.

They can also look into local workforce development programs that might help them find new employment quickly.

You may just want to hire a good local property manager...

You can connect with the local chamber of commerce and/or planning and development departments to find what is coming to the area that would create some appreciation.

As I spoke to an expert who invests all over the US in sober living, he told me the best way was to find treatment centers nearby the area you want to invest.