Reason why is if you go to sell it, people are not going to comp it based on 40 year loan.

As the state capital, it boasts a strong government and military presence, supported by the nearby Air Force Base.

Rentals are tough based on the rents vs the purchase price of homes out there.

Or just wait until a year passes and he can rent it out  Following - I'm based in California in The Bay. 

The revenue was based from AirDNA and also finding comps.

So - somewhere 2 hours away, or somewhere you like to vacation in, or where all your family lives, or where you plan to move someday.Too many people are trying to do exactly what you're doing - pick a market based on a formula - and they end up buying a random 'cheap' property thousands of miles away, turn it over to people they've never met or even spoken to, and then... lose money.  

Only place I felt "safe" in CA was on base.

I am an aspiring serial house hacker based in southern New Hampshire actively searching for my second small multifamily deal in the Nashua area, but I've hit a wall with inventory being so tight in my local market.

for water stuff - if it is not raining based on ur experience how else one can test that?

Were based on dubious and unproven speculation, assumptions and best case scenarios2.