In some markets the buyer wouldn't care bc the location or view is spectacular. 

While the ARV didn't meet the 70% rule, what is spectacular to me is the near doubling of the purchase price earned by conducting a full cosmetic reno.  

I am currently a student at Iowa State and the market in Ames is spectacular.

They've handled both of my properties there for the last year and aside from some minor stuff (water bill issues that eventually got straightened out, a little slow in communication), they've done a pretty good job of it.Maybe someone on the forums has a truly spectacular PM? 

It’s gotten to the point that it doesn’t make sense to me to invest anywhere that I don’t have spectacular property managers, because I hate being stressed out and far away, if you’re not positive your properties are in good hands.I do understand that it’s Extremely rare to find a PM who would take care of my tenants like I would, but something even 80% of that would be great!

Modative has done a good job synthesizing info and programs in the links Joshua provided, but there are also others that have done some creative work.Jay Vanos is a spectacular architect and is very well versed in the THO/SLSD.

Port Angeles is where the main visitor center is for Olympic national park, the black ball ferry runs to/from victoria from there (when the border is open), a few small casinos nearby, not far from Forks and coastline, and the olympic discovery trail runs through.

Just checked out your "abandoned house" project and it was spectacular.

Some coastline has tall cliffs and isn't suitable for getting anywhere near the water.

If your biggest mistake was overpaying for reno on your very first attempt at this, I think you did spectacular overall.