In the future, you will be competing with other sources of ROI and that will be a contender.

Also as stated by @Robert Leonard stated your vacancy rate is kinda low, honestly I would recommend pushing closer to 10% because you have to contend with people PCSing at any time and being able to break leases with orders.

You will also have to contend with the flood zone issue when selling the house at some point in the future.

I've since learned the ropes and dont have those big issues but there will always be things to contend with for sureI think your concerns are all valid and if you dont want to deal with that stuff I get it.

So had you bought a property where you are 15 years ago, you contend you would be in a worse position now?

Id contend that by doing so you likely increase your liability as oppose to limiting it.

Ku, Sounds like you are on the search, so I would recommend walking properties that could be contenders to get a good idea of what level of rehab is needed for certain value points when you go to do your BRRRR. 

I need to focus on serious contenders, that where minimum standards helps

Removing a property from the C Corp, to refi or for whatever reason, would generally be a taxable event.Then you have to contend with the personal holding company (PHC) tax that you probably will have exposure to.Then you have consider double taxation, as @Natalie Kolodij mentioned. 

Currently, my leading contender is installing some sort of metal edging, rolling out ground cloth, and then spreading out a few yards of crushed stone.