Real estate is a dynamic field, and adaptability can lead to discovering unexpected gems.Finally, enjoy the process.

Each time reported to local pd which is surprising only two blocks away.

Personally I try to reserve my HELOC for emergency or unexpected costs during a project, so if you can try not to use all of it for the initial purchase and planned rehab.

I was just surprised that when I asked to change the policy to rental, the first thing he asked was if there was a damage after the hurricane I think a few different things are in play here. 

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Quote from @Angel Peng: Currently in contract to close on my first duplex but the Landlord insurance cost took me by surprise.

The areas you specifically mentioned have seen growth due to those factors (Buckeye - industrial expansion; Surprise - TSMC plant relocated). 

Since you’re learning on the fly, there are many more unexpected items that you have still yet to encounter.

Baltimore City has a massive vacant housing crisis (no surprise there!).

Really well...which surprised me.