With hard money loans I'm getting 10% interest rates (wish I could find something in the 7% range, with 10% down payment).

Never invest in any city with static or declining population.Crime rates: Never invest in any city on this list: Mapped: The Most Dangerous Cities in the U.S.Operating costs: The best indicators of operating costs are state income taxes, homeowner’s insurance, and property taxes.

Other than that, many people have run properties this way and been successful at it.

I am yet to find any Cash flow properties in Bucks County especially with these interest rates.

I would believe the comps you found and possibly take 5% off those as interest rates rise.

Also if you've had success or recommend a different path.Thanks in advance!

Given the state of the stock market over the last few years, I'm looking for a way to invest in certificates to gain an interest rate higher than what banks are offering and returns that higher than the stock market right now.

@Ethan McManigle, it would be best to focus on increasing your savings rate before worrying about investments and where to park your capital.

You need to be able to manage the property managers if you are going to be successful with out of state investing.

Simple answer: If your current mortgage rate is favorable, a HELOC can provide flexible access to funds as needed for the renovation.Although, there are some different ways to get creative with your situation which I am happy to explore with you, as I am a loan officer.