And a local resident is usually very helpful.

It seems you and your husband have the ability to make a property more desirable and I would try to stay local for the same reasons you listed. 

Local CPI for this period is 3.6% so max increase in 8.6%. 

Start local and small, then grow from there with experience.

Starting with remote investing, like in Charlotte, can be an option, but it might be worth exploring local opportunities in Orange County too.

And the locals in Highlands have been fiercely debating STR's and regulations for the last few years, so I wouldn't be comfortable buying there.

If I had known then what I know now, I would not have used them.Stick to you local guys you can talk to.

It is also possible that either the folks in charge of the station, or the prosecutor have set a policy of not wanting to pursue non violent crimes, or even not paying attention to crimes against folks who are not local residents. 

Connecting with local contractors or experienced investors in your area is also very helpful for getting accurate numbers.For ARV you’ll want to look at comps; You can start on Zillow or Realtor.com but I highly suggest connecting with a local agent.

I would get on the phone with a local lender through a local bank.