I believe that the population is trending away from this area and towards the south (away from dayton) Additionally the property taxes in Kettering have been going up quite a bit, so be sure that you factor that into your calculations, as you would need to increase rents to keep up. 

My insurance got involved n November 2017 and said since its a 'Walls In' policy and the HOA are responsible for the issue and the damp inside, the claim ought  to be with the HOA's insurance policy (i also pay for that via dues)An engineers report requested in December and was finally provided to me in February 2018 , and sent to the HOA in  February 2018 with an explanation.After a lot of avoidance and misdirection and wasted time (with the damp increasing) the HOA admitted that their policy was no good and so they need to compensate me direct.

At that time though, the interest rates may have increased to the point where it wouldn't make sense to refi.

There is absolutely no guarantee that these increases will be sustainable, Bend is just the 'hip' place again.  

Try to bring value to their operation.Wholesaling is increasingly competitive.

If I buy betting the neighborhood will improve, the increase in revenue is totally dependent on outside factors over which I have no control.  

We have been executing the business plan - rehabbing and increasing rents.

So you make your money when you buy by negotiating a killer deal so creating instant equity, or buying a good business (high stable/increasing demand) with a moat so limiting competition.

Also if you can increase rent “execute all new leases” that would be great.

In the overall Bay Area, housing is super tight, so extra rentals is an increasing business.