We put it on the market at $3M but never got the offers we wanted, it was during the holidays and when rates were skyrocketing.

@Hector Lewis - The decision ultimately depends on your current cash reserves relative to your financial needs, as well as your willingness to reinvest for potential appreciation.

You can likely do this with your savings rate (that will likely increase) and age. 

On a daily basis I get questions from investors/property owners about the rental rate for their rental property.

The rates will be lower and will allow you to maximize profits.

.- We also negotiate a reasonable completion date, depending on the Scope Of Work (SOW). --- Who gets all the phone calls and wastes time calming a tenant down because the owner's contractor doesn't show up as scheduled after they took time off from work or a 3 day job takes 3 weeks?

I’ve had concerns about the crime rates so I’m trying to only buy in the better sides of town.

@Jon LaBorde An estimate like that is going to be useless for you because it depends on so many factors.

The best place for any individual will depend on their priorities.  

Make sure you know what the normal rates, points, and terms are for hardmoney lenders in your area.