Do you think that is reasonable, or should I estimate more?

I bought two houses right here in SoCal this week... and today is only the first day of the week, and I can't see any reason why I would need to expand into another market, especially one that is on the other side of the country!

Considering all fees interest etc. what is a reasonable rate for someone that has history with a lender?

The reason we have those statutes is because of bad actors. 

Find out why the property is not occupied, there is a reason, and use that as a bargaining chip to an acquisition.

What's a reasonable price?

If they do, there's another reason to just sell, and start again with your new improved knowledge.

Would this be a good enough reason to maybe start looking in other states?

Hey Rob,You will be hard pressed to find duplexes, triplexes or a fourplex in Toledo in a decent area at a solid price.After buying hundreds of properties over the years, those types of deals are a dime a dozenFor whatever reason they hold their value and not many folks are willing to sell at a discount.I suggest not investing in lower class assets from afar as it's just too volatile.The paper numbers look great but real life is a different storyMuch success

And as long as you are purchasing, there is no reason to rent to anybody.