Investing in your own home town from a distance bears little resemblance to picking a spot on the map and throwing a dart (i.e. what seems to pass for a lot of "out-of-state investing"). 

I talk to investors on a daily basis and most are going to Listsource or propstsream to a source the list of properties based on whatever their sweet spot or criteria are.

I go into detail about how to spot these fake lenders in other posts I've written, like in my response under this thread here: How do I spot scam lenders?

@Cynthia Garcia Here are the Trade Area Reports if you want a demographic read on some hot spots in OhioClevelandDaytonCincinnatiColumbusToledo

An exception would be extensive storm damage that goes beyond the surface and affects multiple areas.The most common repairs performed on roofs include:90-95 percent occur around flashingBlown- Off or loose shinglesPonding water due to insufficient protective measuresPunctures or penetrations relegated to a single areaShingles that are curling upwards may mean there are leaks underneath the surface or that water is getting into parts of a roof where it shouldn’t be going. roofs with curled shingles often need to be replaced within 1-5 years.Complete replacement is typically recommended when:Damage extends below a roof’s surface layerRepairs are becoming increasingly frequentBald spots are showing up where granules( materials that provide added protection to a roof) are missingA roof is more than 20- 25 years old or has undergone too many re-roofs to make re-roofing a safe option againAn existing roof was poorly installed or not installed according to codeRoof replacement doesn’t necessarily mean completely tearing off an existing roof and starting over from scratch.

We've underperformed on projected P&L, been spot on, and also over performed, but in every scenario we have been helped by the market on exit, just like everyone else over the past 5 years.My advice to you when vetting sponsors, look for the deals that underperformed (everybody has one, don't be fooled), figure out why the deal underperformed, and see how badly they underperformed.

many times once a house has passed its retail sweet spot... people assume, like you did, that it must have a real issue.. 

Hey, What Tim Schroeder says is spot on.

I’m a single mother who has a weak spot for other single mothers.

The rent from the other 2 units and 2 parking spots cover all the expenses (except any surprise repairs etc).