I'm going through the same situation right now-- most local title companies I'm speaking to (Metro Detroit area) have never heard of wrapping reno costs into the HUD statement, and so far don't seem willing to take on. 

I do love the SD area for sure.Yes, been reading the same about the metro Indy area. 

Team, Wondering if anyone has a solid gutter reference? The guy I used was too backed-up (like everyone else) and cost much more than previous years. Thank you!

@Kyle Schlosser  None of mine are in C or D none of the towns i am in even have D areas, the key is small town, not major metro, i did a simple search in Louisville where you are, and there looks to be plenty of opportunities like i describe just on Realtor.com, I have to work a little harder than the MLS to find my deals, rents appear high as well.

If you can't work it out I know someone who may be interested, he has a handful of properties in the west metro. 

With as competitive of a market as it is, it wouldn't hurt to expand beyond the West Metro.

The inventory in the west metro has been slim now for a while.

That's a pretty healthy budget for a variety of property types across Phoenix Metro.

Its a 2BDR, 1B condo and is located 3 blocks away from the metro.

Overall, thanks for confirming that 6% ROI is at the lower side in OKC metro.