I don't know of an ac unit on the market that can cool below a 25 degree differential.  

Rent control has made increases difficult, long term tenants below market rent

Home is located in a VERY HOT Market place.

Having young kids we’ve decided it’s best to not move around.Instead, my goal is to find an investment property in my local market (Rochester, NY), ideally a single family or duplex. 

Once you've done your research and chosen a market, take action.

If you want to network or ask specific questions about your local market, go to your local real estate forum and connect with investors from your area: https://www.biggerpockets.com/forums/86-local-real-estate-networking5.

Median Price: $678,500, +6.02% Yoy.Closed Sales: 4,216, -11.89% Yoy.YTD Closed Sales: 21,325, +1.38% Yoy.12 Month Closed Sales: 38,118, -8.70 Yoy.Inventory: 6,035, +31.62% Yoy.YTD inventory: 33,454, -1.59% Yoy.New Listings: 4,349, +10.77% Yoy.YTD New Listings: 29,789, +8.16% Yoy.Months Supply: 1.8, +38.46% Yoy.Cumulative Days on Market: 29, +3.57% Yoy.Existing Home Inventory as a Percent of Households: 0.22%.

property is currently in a reverse mortgage need $308k to satisfy. currently 3 units and wanting to remodel to create a 4th.Rural low economy market with high demand and very few rentals available in area.

It's been on market for about 180 days. 

They often have off-market deals that might fit your criteria better.