WikipediaLow crime rate: Never invest in any city on this list: The most dangerous cities in America, rankedLow operating costs: Good indicators of a pro-business climate include:Property taxes: State Property Tax Rates - Rocket Mortgage.State average insurance cost: Insurance - ValuePenguinState income taxes: Tax FoundationLow risk of a natural disaster: Natural disasters can devastate your property and the surrounding community, leading to job losses and the closure of shops and businesses.

Always fix all water issues first before moving on to doing major repairs of a structural  nature.  

We are a growing market with low unemployment but you will see a lot of the rental income going to covering expenses and setting aside reserves. 

Monthly expenses will include mortgage payments, property taxes, insurance, utilities (if applicable), maintenance, and reserves for repairs.You’ll need at least 3.5% for an FHA loan or 20% for a conventional loan, plus cash reserves.

That will dramatically change the nature of the wholesaling business with the legal compliance factor that agents need to comply with.

Hire a contractor or GC with clear terms for execution and completion.Secure financing early, whether through cash, private lenders, or hard money loans, ensuring reserves are included for unexpected expenses.

The renovation costs may include a contingency reserve and renovation-related costs.Contingency Reserves:Contingency reserves 10 % required for any unforeseen cost overruns that may occur during construction.Unused contingency reserves that were financed into the loan will be applied to the principal balance of the loan.

exactly Chris Clothier made a good point on another thread where his opinion is any cash flow first should go into reserves once reserves is in a good spot the remaining cash flow should go to principal paydown.. 

This is a good thing if you want to do some rehab, but again, you must be very strategic about how much money you put into a place, knowing it won't naturally appreciate beyond what you create in improvements.4) We're having a bit of a zoning crisis.

I also assume a 3-4% yearly rent increase, which naturally increases the vacancy and repair amounts over time.