If you are in an HOA, even though it may not be specifically defined, I would try and get short term rentals by low-key tenants who aren't going to draw a lot of attention to themselves.

Do some learning and your own research and you will find places they aren't or have missed and you can profit from them.It's easy to get discouraged so be sure to surround yourself with like minded folks who can encourage you and vise versa.

If you aren't taking action you are either not receiving the right information or possibly to much.  

And I tend to spread my loans around quite a bit so its not just 3 or 4 banks.Its also interesting that they're so tough on valuations and deals aren't getting done.

No lender will lend money to someone they don't trust and won't lend money to someone that they believe is a risk, even if you aren't.  

So you aren't really hedging.  

these guys aren't inexperienced, by their own account they have flipped 30+ properties in KS they have property in Toledo and are looking to invest in other areas of the country.  

I would, but my dad was a former US Marine, and most of his expressions aren't appropriate for this sort of context. 

Since the city has grown so much over the past couple years a lot of the older towns have neglected homes that aren't updated.

You probably aren't going to find the deals in the MLS.