We need to re-think about our target and strategy for the local market. 

Thanks and yes I've searched in mls but don't know exactly which to target ?

With 20/20 hindsight regulators and plaintiff's attorneys paint targets on these individuals through rescission rights or other legal techniques-They train sponsors to source money through other active investors which inevitably leads to squabbling and a loss of control.  

What is your market price target.

I would do a small target area with high equity with owners over 55.

I think rates and max cash out LTV will continue to be a moving target as we ride out of all this market uncertainty.

They are old and not appealing to the caliber of tenant that I am targeting, mainly college students. 

Your CA investors are likely targeting Louisville for the cashflow and/or to diversify from high-appreciation, high-risk investments in their local markets.

Comps in the area with similar sq footage (not completely rehabbed) are going around 170-215K.I set my ARV target at $180K to be conservative.The property doesn't have HVAC and the listing says it needs TLC.  

A month ago when I was dropping off (100) jumbo 14"x20" envelopes with my 12"x18" marketing poster targeting expireds, the clerk asked me "WTH are you sending out in these?"