Most of the area is new within the last 6-8 years, so cap-x should be low and tenant quality should be higher than average and there is still plenty of growth.You could move a little south into Saint Cloud and still find some better deals, but with that comes less of the above benefits.

It requires some training, regardless of how easy it is to use, and I don't have a manual for it, so it's hard to use it.That said, I think there's a lot of free/cheap cloud-based software out there now.

." - I see REI clouds hanging over your retirement plan. 

They're costing you money/value every month.Trying to guess about when exactly these things will have to be replaced clouds the issue about your real cash-flow expectations.I will concede though that imminent required repairs do affect your short-term CoC return.Michael

Also, there’s often far to much sun in these areas.Now if you are talking a cold bleak cloud covered beach with views of some mountains in the Pacific Northwest?

Rentec is one of the recommended PM software programs on BP, but check out the rest here... https://www.biggerpockets.com/rei/online-property-management-software-cloud/

This is the first cloud based product/service I came across targeted for rental/investment properties.

They have some of the LOWEST fees out there bc they are a cloud (online) based brokerage.

and found a cloud.

We use Tenant Cloud.