Instant equity was appealing as well as the property location in proximity to downtown Wake Forest.

I can relate to the appeal of investing out of state if you are looking for better cash flow. 

A pre-ordinance (built before July 8, 1957) residential building or building of mixed residential occupancy, not complying with the requirements in force and applicable to the building at the time of its conversion, may be altered so as to legalize one dwelling unit, in addition to the number of dwelling units originally authorized, providing that said unit was determined by the office of the zoning administrator or the zoning board of appeals to have existed prior to July 8, 1957, and provided such building complies with the other provisions of this chapter.

All in Tucson, AZ (primary in Phoenix).All loans are 30-year fixed right now.I called a few banks and get ~3% for investment properties with 2.25% points + $2k fees to refinance the investment properties... not appealing to me to spend $20-25k refinancing everything when our risk profile is that of a grilled cheese sandwich.EDIT: The primary refi @ 2.5% was for $250k with no closing costs which was amazing to me - but also why it's so hard for me to stomach anything close to the 2.25% + 2k fees I'm hearing for investment refi.

I’m sure if we go farther from the airport and parks you can find properties for much less than that, but they lose the appeal for most visitors (the ones that come to the parks).

Curb appeal?

I am looking to use cash to purchase a traditional cash flow positive rental unit  or BRRRR method, and Kansas City seemed to be appealing. 

The greater Joshua Tree area (including Yucca Valley, etc) is appealing to our personal vacation interests, and that has made it a target area. 

Any recommendations for a good low-flow toilet that might appeal to middle to upper class tenants?

Virtually no updating needed (5k total with painting) and the appeal process for 2 units. 450 dollar app fee & 30 minutes in front of zoning & we got the green light.