If you want to get a clue about places to avoid investing look at states where insurance premiums have jumped or where homes are uninsurable. 

Look for shops that test and offer guarantees.For valued tenants or premium units: New appliances might be worth the investment for their reliability and long-term durability.Ultimately, your decision depends on your goals.

Again, if there is a form of payment you do not accept, then I would line through it.All the forms can be edited.

Memphis can totally cash flow - I just don't think the turnkey properties would, due to the premium..

Property should go for a premium just on that potential.  

The higher insurance premium required a higher escrow payment which the original borrower didn’t let me know.  

Since they're low income/tax credit, they just don't make the kind of money needed to pay those huge premiums.

I’ve had to widen my search radius to smaller suburbs or target properties needing light cosmetic work to make the numbers work.Value-add opportunities: Adding amenities tenants love, like finished basements or upgraded kitchens, seems to justify rent premiums in this market.Navigating the competition:Be creative with financing: Seller financing or partnering with other investors has been helpful to secure deals when conventional offers didn’t cut it.Work with local agents and wholesalers: They often have their finger on the pulse of off-market opportunities, which is critical in a hot market.For those new to suburban Chicago investing, I’d say the key is finding the “sweet spot” neighborhoods—ones on the rise but not yet maxed out in price.

If they are taking the risk of borrowing they would want to charge you a premium for the risk they are taking. 

If you are going to share lease edits  brought on by local landlord tenant legislation updates make sure to include the location but I suspect edits influenced by tenant interaction will be most helpful to those who read these forums.