New construction may be an option, many builders are offering rate buy downs and closing cost assistance and then you get quicker appreciation when they continue to build out the community.

@Alex Johnson Detroit-Michigan falls in the middle of the pack regarding "tenant-friendly".As you start to build your Core Four, NEVER believe what people tell you unless they can explain it logically or provide 3rd party proof.Here's 3rd party proof that Michigan is in the middle of the pack:)https://realwealth.com/learn/landlord-friendly-states/https://www.lawdistrict.com/articles/most-renter-friendly-us...

I hope to build our property management up to that level someday. 

Not aware of a reliable source for this info - and please don't think US Census Bureau is the answer.3) How do you account for "property condition"?

That's another good tool for wealth building when used correctly.Once you jump that first hurdle it gets a lot easier. 

I am looking to pivot to out of state BRRRR's in cheaper markets to continue to build my cash flow.Ohio, Kansas and Texas are some markets I am currently looking to BRRRR.

We saved lots of money and time, by condo-ing a 17 townhouse complex as well as condo-ing and existing building built around 1900. 

I have came across an old school building that I would love to rehab for the local community.

The HOA covers all water, flood and building insurance, internet, bug spraying etc. and it's $1562 a month.

Build my core 4 there and start my investing journey.