I've already alluded to this, but rents are higher, tenants are more stable and less management intensive, and you generally need fewer units in order to throw off the same profits (in terms of dollars/unit).They are more liquid ... think this was mentioned already, but I can sell a SFR in 40 days or so to a conventional retail buyer at full blown retail price or in 2 weeks to an all cash buyer at a discount.

I played basketball at least once a week.

And also consider a market that can support major sports teams that have a loyal following, like a hockey team, basketball team, football team, tourist attractions like the Rock and Roll Hall of Fame.

I could be missing something but it’s time intensive and expensive to get appraisals changed.

Not everyone is, it's labor intensive on turnover.

For repairs like roofing, siding, decks, etc expect that they will want more $ upfront because of materials which would be different than repairs that are more labor intensive and can be paired against rough/final inspection milestones.2.

The market just doesn't lend itself to that model.Locally, I find most investors are house hacking (living in one unit of a multi-family) flipping single family homes or doing condo conversions, or doing buy and hold investing within a 2-3 hour drive in areas like RI, CT, and VT.Check out the blogs of @Justin Silverio or Shaun Reilly to get a sense for what some of the active, local investors are doing, and consider attending some of the local REIA meetings.I'm still actively searching for local deals, but the competition is more intense and the capital requirements are higher.

The B and C stuff that I looked at with a client last year with in PHX seemed a little rich even then given the amount of deferred maintenance and the intensity of management required to turn the properties around.

Example if you bought class C type stuff and were putting in 7% for management with intensive tenants and low rents then it is not realistic.

Yes it will be labor intensive, but they can be refinished assuming there is no underlying rust/damage.