Additionally, we still have friends in Rapid City that we visit several times a year and thus have the ability to be in the Black Hills typically every other month or so.  

Given your goals and location you should check out the Northern Worcester Land lord group that @Brian Lucier runs and you should also check out the Black Diamond meetings that @Ann Bellamy has out in Worcester.There are many other good ones to check out if you want to come east a bit but those should be the ones you check out right away.

BTW, these lists were never mentioned in day and a half I spent at the seminar.Seminar (1st day). 99% of time was spent on motivational stuff, hype a bunch of stories about Jeremy Black's (the presenter) family.

Yes that's what I was thinking  white cabinets with the darker countertop I was thinking grey or black with the splash board.

Whereas I view the market as more of a black hole.

Black snakes. get a few of them on your property and you won't have rats anymore.Charles

As a Black investor Iḿ commonly asked how I feel about gentrification and am even accused of working with the man to run out minorities.

Sellers at that time did not like this, especially when they were getting signed agreements from other buyers offering sometimes $100k over appraised value. now, in 2022, with things slowing down, FHA/ VA is not looked at as a black-eye as muchhhh as it was the last couple of years, but FHA also kind of has a stigma of being associated with less-qualified buyers. they allow for lower credit scores, higher DTI's, lower down payments.... its a psychological thing. if you have the ability to do 5% down instead of the FHA minimum of 3.5% down, you'll end up in an overall better loan (less mortgage insurance) with a lower payment. plus, FHA eats up 1.75% of your equity just off the bat with the up-front mortgage insurance that conventional financing does not have. 

Another house has a black walnut tree in the back yard. 

I have a renter asking me to replace their toilet because the toilet's inside rim has "black" stuff that they can't get rid of.