Appears this may be a C/D property problem disguised as a TP issue.The point of my raising the fact that I replace anything that is broken is to suggest that I’m not a slumlord…I do take pride in what I do and I respect and try to keep up with any repairs in a timely manner.

Given the uncertain macroeconomic environment, I'd also really like to find a market where multiple investment strategies can be used to mitigate risk should I need to pivot quickly.

Having been in many aspects of real estate throughout my career my favorites are ground up construction and note investing. right now note investing takes the cake as it can be done in any environment whereas ground up right now is very challenging. 

Do this diligence yourself.You're just asking agents from their respective cities to chime in on why they're the best.

Allentown, Bethlehem have been sluggish in price terms (6% and 2% respectively above their 2009 'fair value' levels).

I respectfully disagree.

We have tenants add .5x for a pet deposit in lieu of a $500 pet deposit (2.5x or 3.5x respectively) however there are some new pet fee and pet deposit laws coming in Colorado January 1, 2024 and we aren't yet sure how these caps on pet deposits will impact our use of Rhino for this purpose (see below re: legal definition of "Security Deposit").What questions do you have?

Its really going to come down to multiple factors, including your personal situation/strategy but it appears you are definitely thinking about things in exactly the right way.I'd say since it doesn't seem to be an "urgent" need - I'd advise talking to some lenders and since the rate environment is still moving quite a bit, settle on a interest rate / points combo that is "your number" and when market rates move down to that point - have the lender contact you and get ready to go, and just wait until that occurs

They seem responsible and respectful. 

As Trent mentioned above, the only way I'm taking a chance with a new co host without experience is if they are grinding their way through cold calls and earn my respect.