Migration will be a much larger force, as it has been for the last few years.The next years will bring a rebalancing of local markets.

Insurance can vary a lot. depending on location and age.

Three years ago I bought my first big rehab project for $81k, and got a 10 yr. construction loan from a local bank to rehab it. 

The property's market conditions and location in Stockton made it an ideal candidate for a fast resale, aligning perfectly with our investment strategy.

My issue is, what city and need a local team to help as well, (Realtor and handyman/property manager).   

Keep in mind if you’re not a licensed agent this may be a little harder to do so I would find a local agent to help you, they could be a younger hungrier agent even.

Go to local meetups in Rochester, there are a lot of them, and connect with other wholesalers and see what attorney they use.

For such a community, I think pickleball courts, walking paths, and dock access to local waterways would serve as enough incentive to attract homebuyers but not incur high HOA/increases to retail price. 

The lower of 4% or local CPI guarantees in the long term the existing tenant rents will not keep up with inflation.  

Always looking to connect with local investors!