Life is a journey and you only can see up to the next bend. 

On my South Bend 20 unit, if I invest $5,000 turning a unit I might only be able to get $25-50 more per month.

For gas and electrical meters, I have only had to install one new electric service/panel on my property in South Bend, IN.

I know those places are expensive but through searching online, I heard Bend is reasonably price arranged and this is the one of the cities last five years people are moving in.

Even a little more north is Antelope Canyon and Horseshoe Bend, Etc...

It also doesn’t help when you say you’ll charge 2-3x what the going rates are either if they don't bend to your will.

Details are this:1900 sqft 3/2 SFR in Gila Bend, currently on market for $74k. 

but flip side you get a great client that you like dealing with and who U going to call first.. who are you going to bend over backwards for.. and then again in our industry depends on where we are in the cycle. 

(which should be done anyway,) that housing will bend a little to help the tenant out.     95% of my tenants pay on time mostly because my rent is due on the 1rst and on the second I post an eviction notice, and three days later I give it to the attorneys.  

The first thing you'll want to do is check with Bend Planning and see what the criteria is.