Fees are very reasonable, and they do a nice job of explaining the inputs.

You present them with a notebook of rental comps and the rentometer print out and ask them to suggest their new rent.

What’s your suggestion, since you’ve experienced this?

I am researching what it will cost and looking for the right contractors for the job and trying to get estimates on the job.  

I'll look into the area you suggested. 

There was no hesitation on our part... we own 37 doors (bought between 2018-2021) and managing our real estate is our full time job; but I want to offer you a corollary as to your "why does everyone wait" question... which is to say, "Maybe SOMETIMES they should be waiting..."  

The most common criteria I see investors evaluating when considering location are job growth, population growth, and school systems.

His plumber came out and camera'ed the line and suggested the main line on the property may have issues. 

Any suggestions on how is the area for rental property investment?

I would suggest sending something in writing.....