Period.They always to mention the "upside" and "value-add" as well as under-market rents, etc.  

Last but not least, my business partner Chris just mentioned to me this website which it seems to be pretty accurate in terms of market rent. https://www.rentometer.com 

As @Stuart Udis mentioned, I would first look at the zoning. 

If you’ve been waiting for "the numbers to work," you might be waiting for another few years.Cash flow is a pittance compared to long-term appreciation.

Would it be better to just wait for rate cuts then jump in. 

There are some areas outside of those few towns you mentioned, Portsmouth, Durham and Salem, where you will need quite a bit less for a down payment to get started, but they might not be areas that are super desirable for you to live. 

I only mentioned it to her casually and I don't think she fully understand. 

Here is a summary of the book.https://www.nateliason.com/notes/long-distance-real-estate-investing-david-greeneCan't wait to see you grow.

Vendor said the tenant was there waiting on that day.

I'm guessing its not UCF or you likely would have mentioned that.