i do think as others have said you'd need both the housing AND a support structure.one thing i thought of in response to your idea is the model Scott Jelinek uses:https://www.amazon.com/Art-SlowFlip-Scott-Jelinek-ebook/dp/B...i am not affiliated with Scott, have nothing do with him, and am not recommending this. 

Even the nicest of signs are unwanted once you put out 100+ signs to get your marketing point across.Mailing however is science and art and evolving and nicer shotgun.

My background is in art and design, and I have enjoyed overseeing major renovation projects at each of our primary residences. 

Though the city needs a lot of work in terms of crime and school, there aren't too many small/mid size cities with the arts, food, nightlife, access to suburbs, lakes, wine region, etc. that Rochester has while having extremely low taxes. 

I've run it through the BP rental calculator with conservative, medium and liberal scenarios and it looks like the property would cashflow between $450-$1,000 / mo. 

There's an art to it, but a good finisher can almost blend those stains away - but you will have to have a dark floor. 

Check out the meetups on Meetup.com for a great place to meet and network with more people in the RE world from Sacramento (if you haven't already).Also, way to go on your photography skills, it's definitely an art to do well!

Of course, being near Nashville is great for people who love a city with a unique identity, innovation and entrepreneurship, culture, music, food, art, nature, etc, etc.It's more challenging to find good deals in the city now, as it has been a really hot market, but there are still deals to be found a little farther out.Congrats on taking bold steps to improve your life!

From what I read here on BP I think of OH as somewhat liberal and anti business or at least anti creative investor.

If you are interested in having a 22 year old kid come work for you cheap so you can teach them the art of REI, then message me right now!