There are two reasons this is a bad idea.Investing with an SDIRA (assuming it is not a Roth) will often result in paying significantly more taxes. 

I personally do recommend Columbus Ohio for many reasons.

what is the reason they are behind?

That's one of the big reasons to leverage. 

I’m not sure if this is for you, but...If you’re serious about leveling up your real estate game in 2024, there’s no reason not to try this.

The best market is likely a "Good" cash flow market that you have some ties to, in some way shape or form, or one that is a reasonable drive from where you live, if practical/possible. 

I've made offers before of "hey, I cant pay you $260k for this property - the most I can pay is $210k given XXX reasons.

I think courses are great as long as they are reasonably priced (think $500 or less).

A reasonableness standard is applied to negligence claims and I would argue a property owner who owns real estate in the Poconos and knows the property is left vacant due to the owners decision to lease the property as a short term rental should know that the pipes are more inclined to freeze and therefore should install heat tracing lines or other measure to ensure the plumbing lines do not freeze.

The main reason I ask is because that is significantly below primary residence mortgage rates let alone any investment loans, if you can get rates like that I might need to make some changes on my end hahahTo answer your original question, assuming all else is equal long-term fixed rate debt is valuable.