Dayton could be a good alternative, offering similar price points.To narrow your options further, consider factors like population and job growth, cash flow potential, and the quality of neighborhoods you’d feel comfortable investing in.

Yes, you will likely pay close to or at retail value if you are buying a quality property that has been properly renovated. 

If you're looking for a great way to find off-market properties with less competition is by using a method called Driving for Dollars.

You can sell on financial method because there is such short demand there is all but no comp's to use for comp method, and if selling as turn-key, yup, financial method will be your friend for sure. 

Obviously if you’ve done this before you likely have a method you prefer for dealing with these types of things.

I get quicker responses, guidance, relationship building, more trust, and overall feel like their quality is a lot better in terms of inventory/customer service.

@Joy McQuearyRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

You need to set a deadline for them to correct the issue, then follow up with an inspection or other method to confirm compliance.

@Abigail King I mean, I wouldn't classify it as "creative financing" as much but my favorite strategy has been the BRRRR Method for many years.  

Plus, it gives you more control over quality and timelines.