But reduce your capital account.  

Rent control has made increases difficult, long term tenants below market rent

Having young kids we’ve decided it’s best to not move around.Instead, my goal is to find an investment property in my local market (Rochester, NY), ideally a single family or duplex. 

In 2018 we began sourcing off market deals by doing direct mail marketing campaigns.

Once you've done your research and chosen a market, take action.

If you want to network or ask specific questions about your local market, go to your local real estate forum and connect with investors from your area: https://www.biggerpockets.com/forums/86-local-real-estate-networking5.

Median Price: $678,500, +6.02% Yoy.Closed Sales: 4,216, -11.89% Yoy.YTD Closed Sales: 21,325, +1.38% Yoy.12 Month Closed Sales: 38,118, -8.70 Yoy.Inventory: 6,035, +31.62% Yoy.YTD inventory: 33,454, -1.59% Yoy.New Listings: 4,349, +10.77% Yoy.YTD New Listings: 29,789, +8.16% Yoy.Months Supply: 1.8, +38.46% Yoy.Cumulative Days on Market: 29, +3.57% Yoy.Existing Home Inventory as a Percent of Households: 0.22%.

property is currently in a reverse mortgage need $308k to satisfy. currently 3 units and wanting to remodel to create a 4th.Rural low economy market with high demand and very few rentals available in area.

I don't know of an ac unit on the market that can cool below a 25 degree differential.  

They often have off-market deals that might fit your criteria better.