From my limited rental knowledge (only have one rental ATM) it seems like 2500-3000 is a tough sell unless its near great schools and jobs.

Cash flow in any of the cities mentioned will be tough in the current market.

And there are a few that followed this advice 5 to 7 years ago that were on BP who did exactly that in Indy and they have had good experiences and since there is a mix of owner occ and rental the properties have actually gone up a decent amount.. this leaves you two exits investor or owner occ.. where OOS investors can get stung is when the ONLY exit is to an investor.. the locals beat you up on price and unless you have a high financed OOS marketing company selling them for you ( and non will take on one offs) it can be a tough exit or at least at a price you would be happy with.in these areas on the MF if you can stick to 1000 a door or higher that will mitigate some tenant issues as well.Good luck.. 

If you are trying to buy investment property on the MLS (retail market) in an extreeme sellers market it will be tough and you are probably setting up to fail.

And if that isn't the route you want to go, SD is becoming more and more ADU friendly which is proving to be a great investment as well. 

@Joseph Hummel agreed, got that sense too but it was tough to gauge since there was limited communication, the appraisal was done couple months ago, hopefully they won't want another one, my original application actually expired and they gave me a better rate, if I need a new rate it's gonna be higher hoping that won't be the case!

I am finding it tough to get customers.

This one is tough in the beginning if you have zero real estate investing experience or reputation.

The tenants may not want to move, but tough. 

there are a few major risks to BRRR for someone starting out.1. contractor issues  IE cant get it done  steals money etc.2. refi  ARV's are not what you think and refi proceeds disappoint you. 3. lending changes and refi's get super tough 4. seasoning  before you can refi. back up is to be in a position to exit and break even or make a few bucks..