If you changed listing brokers I am not sure that the referral agreement would still be active.

The 2 bedroom units currently average $1,425/month, while across the street rents are north of $2,000/month.

If they are building new townhomes across the street you are probably ok, but better to be safe and do all your due diligence. 

I'm not even at the stage of looking at street by street because I have no idea what makes one neighborhood worth focusing on over another.

The street view in Google shows a pretty humble town.

I would just try to find something that is supported by comps/general market activity. 

A 3/1 house 1056 sq ft about 4 doors down the same street sold in May for $40K.

There's been a property down the street from me that has been listed a few times, and I've looked at it from the outside (and that was enough to scare me and likely anyone else who has looked at it) which doesn't help me predict rehab cost.

Henri look at the banks deposit levels to see how much activity they are getting.

We have a termite bond company that identified old activity (unknown how old) but not active and wanted to charge $250 for a preventative treatment.Thanks