This is a multi-dimensional issue with lot's of layers, and there is no cookie-cutter way to do this. 

"The unit cools to 72 or 73 and then won't go any lower, and it's brutal when I bake cookies in the kitchen!!! 

I'd try to find forclosures in nice areas so you get a little built in equity up front, established areas, not new vinyl siding cookie cuts, get it "rentable" where after 10-15 years you still have room to "flip it" on the end for max value.

Tim Cook is the organizer.

Maybe the next time my wife makes cookies, I'll just take a bite out of every one of them before the boys get any. 

Like a dozen homemade chocolate cookies just call or get a free or low cost lottery ticket (proceeds to a church donation),  Meanwhile you get is a chance to meet them, ask for biz or referral and go from there.  

The only downsides to Raleigh I've seen are A) not many duplexes and B) mostly cookie-cutter type homes.

Fields cookies to his office the next day  with a note saying  we meet at th REIA group If we could  sit down and  talk business ,he was hard to reach guy much to my amaze his office called me back the same day and set up a lunch meeting . two years and 24 lunches latter you get the idea.

But one thing I love about this market is you will always be able to find a deal if you look hard enough.Depending on how hot the neighborhood is, investors are paying between 80-83% of ARV for your standard 3-4 month cookie cutter flip (purchase+rehab/ARV= 80-83%). 

So I am moving to a new area and will be looking for new banks to work with- I know I want a local bank that can work my situation vice something that fits into the Federal cookie cutter system.