I know I could theoretically force appreciation through basic value-add improvements, but I'm just scared that theirs a ceiling on those neighborhoods and if I take the gamble with 15k in rehab, that it will never appraise at 100k.

I try not to gamble with my investment money or my clients investments and can usually identify a good deal in a very short period of time.

I am in Northern VA and flipping in a city and county that border DC.

North is great, that is in Mishawaka is border.

You lower your own equity investment and thus you:- Increase your IRR- Lower your own personal risk if the project goes southIt's easy to make money when you're gambling with other people's money.

At least the last half decade has proven this to play out.. compared to cash flow were hey we are going to do this and gambling that rents go up and that cap rates stay low and credit will be where it is today and then in 5 to 7 years if everything aligns we exit.the pros on those of course is tax treatment and income as you hold and pretty much every syndicator out there will take a 100k investment. 

More development also happening at the border of Ogden, Riverdale, and Washington Terrace. 

We also have a bullet proof cross border accountant on our team. 

I am 10 miles south from the border so NBD. 

A lot of investors (and residents) try to stay in Columbia County which is the border county to the north.