My personal advice is cut your losses and move on. 

Hi Tip, I personally love Columbus Ohio and as someone who works with a lot of out of state investors - there's so many catalysts for why you should invest here.

Closing costs are comparable to a standard conventional loan. 

I have personally not worked on any of these but it does not seem to be anything too crazy.It's an FHA Loan that can be combined with other FHA products like a 203k.I am a Loan Officer for "Correspondent Lender" so I can operate under the rules of over 100 lenders...I would be able to place this in a few hours with 1 email...We would just have to make sure all the boxes are checked...Energy Efficient Improvements Must Be Cost-EffectiveThe financed portion of an Energy Package must be cost-effective.

What's really important are these 2 things.1) How much research, work connections and investigating are you personally willing to do in any of these markets? 

here's what i personally am doing.  2 things.1. i will BRRRR something that breaks even on rent IF i can force a huge gain in equity.  2. i'm looking for seller finance deals. 

I have made some real estate investments personally, small.

I wouldn't waste my money on that personally.

You have to treat the animal like a wheelchair for a handicapped person.

Also, I'm not sure what the zoning would allow you to do.As a side note, a touch of personal opinion still, which is shared by many people I know and which doesn't directly affect the discussion.