We used to have factories and mills that provided those jobs maybe one day we can bring those back.The average deal now for a C+/B- multi-famly building in my area are selling for a 5-5.5 Cap.  

While price is undoubtedly a significant factor, I must admit that location also holds great importance to me.

Intel is a great example, who is building the largest chip manufacturing plant in the US right here, and it will be a $20 billion dollar investment that brings a few new thousand jobs.https://www.dispatch.com/story/business/2022/01/21/intel-ohio-building-computer-chip-factories-licking-county-jersey-township/9173472002/ Another example of economic growth is the upcoming Ohio State University Wexner Medical Center Inpatient Hospital which is a 1.9million square foot hospital that will bring over 800 new beds and a thousand new jobs. https://abc6onyourside.com/news/local/new-osu-hospital-expected-to-transform-health-careHere are a few more recent investments https://www.10tv.com/article/money/business/hydrogen-power-company-hyperion-bringing-700-jobs-to-columbus/530-25907aab-5517-4661-a9f3-d2ed2d5be6b0 https://news.wosu.org/news/2022-02-08/rumpke-to-build-50-million-recycling-facility-in-columbus Check out The Complete Guide to the Columbus, Ohio Real Estate Market which goes through the Columbus, Ohio market in depth and will give you a better scope of where the highest levels of growth are taking place and where to look to invest.

We all saw the markets that went nuts 2008 Phoenix was a BIG one, but as I read North Phoenix is a new Silicon Valley with semi ships mega factories going up, one plant 12 billion dollars TSMC, Intel is an also building a semi chip plants what is different these are foundry plants.

That's why 75% of my portfolio is in Champaign, IL and around the University of Illinois 45-50k students growing, large hospitals, and one of oldest and top "Kraft factories" that the legend Warren Buffett loves because Champaign, IL is "central USA" for distribution hub! 

Cat urine has been the worst factor. I

so you will still be paying PMI on the 5% down conventional. anytime you put down <20% you're usually paying PMI. one big factor is that with an fha loan, there's an fha inspection type walk-through where someone from the mortgage company will go make sure the property is 'safe' for a new homeowner; this is a deterrent for some sellers because they're worried they'll have to pay to repair stupid little stuff before closing. this doesn't happen with conventional, so an offer with a conventional loan can be more appealing. in a competitive market that does make a difference. 

The property is a house that is rented with about $100k in equity, and a factory building in upstate NY that is valued at around $70k with no encumbrance, We're looking for projects with buy ins of around $25k - $ 35k, and renovation budgets of $50k or less.

I like this, in that it's far easier to move factories away to another state or abroad, compared to huge healthcare facilities with significant research components, and which serve lots of patients, both locally and from farther away.6.

I think those may have variable rates, but they are "on demand" once you find that great deal.You have lots of options and the only limiting factor is yourself and your dad.