For those who has high income already, additional CF often will boost them to the higher tax bracket and CF is often not the best strategy for them.  

I have no moral obligation to the midwest or any cities in particular, I'm just looking for a few cities that fix my plan and budget

Appraiser's include a cost approach to boost their reports.A sales approach is a good check and balance against an income value.

The following ways can help boost your score-  pay on time, increase your credit line as much as possible, payoff a big portion of the outstanding balance before running the credit check 

There is also some exterior work needed to boost the curb appeal.

For example, if you are in a lower COL area and can find a duplex or triplex for say 150k, you can put down 7.5k, maybe more with fees and keep the rest as reserves and also use the money you're saving in rent to boost reserves and save for future investments.If small multis aren't an option, consider buying a fixer upper SFR with a 203k loan to boost the value through a renovation thats cost can be rolled into the loan.

Property is on two acres of land, so currently investigating additional ways to boost cash flow such as solar energy, separate garage lease, etc..

@John S.Google Stephen morales, realtor for those jacksonville areas.

Moral of the story, do your due diligence and assume that the cap rate that the seller gives you is higher than it is

We all debate morality and all of that but MONEY TALKS with these agents.