So, don't limit yourself—expand your horizons and aim high!

Jeremy- If you can find your contact from Horizon Bank that would be helpful?

First, there is Not a recession on the horizon.

And do you see economic opportunities on the horizon for example in the biomedical field that could offer a similar growth trajectory that cities like Pittsburgh and Cleveland have experience thanks to some larger anchor institutions there?

I recently came across BP forums and now feel that I am in the right place.I am interested in "buy and hold" out of state cash-flow producing properties for a 5yrs + time horizon.

Without knowing your goals, experience, knowledge, time availability, financial situation, investing time horizon and lots of other things about you, it would be impossible for any of us to have a better idea about how you should be investing your time/money than you do.

Prepare to have your horizons vastly expanded.

I think some are looking at forbearance out of caution but I still have some refis on the horizon and I don't want any negative impacts to my credit.

So maybe in your case try to look a bit farther away from your current horizon,not to far to were you do not know the area well, but far enough to were the prices may be a little better. hope that helps. 

I'd have to agree with @Hunter Vigneault on this one - we're still seeing the large national developers moving on land since their development horizon is 18-24 months out.