Cities like these offer untapped potential without the intense competition found in larger metros.3.

Florida also have many more high end places than Oklahoma (we are much more of a blue collar city in my experience). 

The city offers more affordability compared to the DMV area, with many renovated homes selling below 350k giving you a better chance at finding a property that fits your budget while avoiding sky-high prices.

Also, you will have additional occupancy tax depending whether you are in the city limits or not.

do you have issues with the city if there are cars parked on the street or lawn?

The Suburban markets with New construction offering decent builder buy-down rates 5s %, and selling completed inventory homes to investors is an opportunity we’re pointing investors to, as well as Duplexes outside the city, that’s where we’re finding some of the best options to get closest to positive cashflow with 20/25% down.

@Mike Grudzien @Tim Delaney do you guys think it'd be worth joining a credit union in the city I used to live just to get the rate even if I'm out of state now, will they still give a better rate? 

Pairing that with relationship-building will help you uncover off-market opportunities and find local experts who can guide you.For meetups, here are a few ideas:Indianapolis Real Estate Investors Association (Indy REIA): They have a mix of virtual and in-person events and are a good starting point for networking with other investors in the Indy market.Louisville Real Estate Investors Group (REIG): A similar organization for the Louisville market, with educational and networking opportunities.Check out BiggerPockets Meetups: Many cities have local meetups organized by investors active on BiggerPockets, and they often include virtual options.Facebook Groups: Look for local investing groups like "Indianapolis Real Estate Investors" or "Louisville REI."

It's still so new but regardless, every building department in every city is completely incompetent in their timing for permits. 

One would be amazed at how many cities were platted between 1900 and 1940 in CA then the slow build out started..