If you go to his site, it looks like he has met Vanilla Ice. 

Now if by Twin Cities your speaking the Mpls/St Paul surrounding, well then it's like saying does Bridgeman's have a decent ice cream?

I don't look at it as a choice between good flavors of ice cream when I can have it all!

Granted these don't happen all the time that's why it is really hard to add those calculations to all TK properties/providers.REI is not always Rosy going the TK route and nor is always peaches and cream buying locally in your case high cost west coast route.

Snow has melted and refroze and is 6" thick ice, grass isn't cut and the city issues a citation, garbage bill not paid and now you have accumulation of trash which can attract rodents or upset neighbors.

Another great local resource is the Facebook group called The CREAM .. it's super active online but I think they've only had one or two in-person events prior to COVID. 

Appreciation should be the icing on the cake when it comes to investment property. 

But this should be considered icing on the cake -- and you shouldn't be baking that into your numbers. 

So is the cash flow the icing or the appreciation for our market?

If its mold on the joist and you want it removes, go with dry ice blasting.