Are there any house at that price point that would rent for $1200-1500/ month with 20k worth of updating?"

Quote from @Ryan Brown: Good morning,I have a section 8 Tenant that is blasting music from  the evening hours of 6pm to 3am on a regular basis.

I regularly get sent underwriting on value adds in excess of 20%.I do not do work intensive value adds to flip so my acquisitions have slowed significantlygood luck

My wife and I spend a lot of time together, we take vacations regularly, and I prioritize my health by working out 3–4 days a week and getting 7–8 hours of sleep most nights.

Additionally, FEMA updated the local flood maps here in July 2024 and much of the area now requires flood insurance. 

Any updates on this Brenden? 

I can also allow a tenant to grow with me - just moved a family from a two bedroom to a three bedroom apartment.Personally the only reasons I would choose to invest in multiple markets is a) because I wanted an excuse to go somewhere regularly or b) for economic/geographic diversity.I had the advantage that my home market was good.

@David Lewis I'm regularly looking at multi-family listings on MLS and can only find cash flow in tertiary markets - think Lowell, Fitchburg, Springfield, etc.

If you are organized enough to forsee hang ups and talk with your GC about potential challenges on a regular basis, two brains are better than one.

It is nicer to use than a regular chlorine hot tub especially on your skin but I don't know if the maintenance is any better or worse, personally.