Also, I'm considering looking into an elevation certificate to remove the property from the flood zone. 

Joshua Lawrence with Elevate Investment realty is great.

Rents seem to be elevated here compared with many markets.

Took my kids to the courthouse in Carthage where they have an old school elevator, their minds were blown. 

Call an insurance agent and get a quote for flood insurance.Also if the house is in the "flood way" you can't build anything.In the flood zone, if allowed to build, some localities have strict standards than the Federal laws, you have to build ABOVE the flood zone by elevation. 

It's the first step in the flood zone analysis, then possibly having to get an elevation certificate.

There is also probably 20' of elevation change from the building site to the road frontage.  

Part of my Landlord Speech at rental agreement signing informs them that I will be raising their rents every year, but that we will do everything we can to keep rent raises reasonable. 

These people get calls from Realtors every day with the same speech saying how they can help blah blah.

Jun 18, 2015 9-0 Thomas OT 2014 Holding: The provisions of a municipality’s sign code that impose more stringent restrictions on signs directing the public to the meeting of a non-profit group than on signs conveying other messages are content-based regulations of speech that cannot survive strict scrutiny.Judgment: Reversed and remanded, 9-0, in an opinion by Justice Thomas on June 18, 2015.