The roofers I have used always try to discourage me from doing it, but if your decking is all sound and the existing shingles are still laying pretty flat is there really any downside to it? 

Diversity of employment in florence seems pretty good for smallish city/town. 

We did a pretty extensive renovation to the house- kitchens/baths gutted, new appliances, new HVAC, new plumbing, new windows/exterior doors and new lighting.

I did realize pretty quickly that maxing out my credit cards was probably not the best way to manage my real estate investing, so I canceled the mentoring within a day and got a full refund.  

That's pretty much what I've been doing since I got here in June.

From what I have been reading, it seems it's pretty hard to find good deals on multi-family property these days.

My understanding is that market value IS pretty much a range prospective tenants will pay .

@Matthew LiewVistancia is a very good area, but like Account Closed said, it is pretty much on the outskirts of the city.

Understanding market conditions is key, and getting to know the little things that have huge value influences, now if you have a cookie cutter home with plenty of sales it pretty easy, but if its an oddball with little market activity, it can be kind of a crap shoot, go with your gut and be conservative on the numbers, its way better to be off on the low side than way over valuing. good luck!

I refinanced back in 2016 and took out 35k to do a flip in Las Vegas which did pretty well which left me with 60k in the bank and 120k loan.