@Matthew Schlottman If you click on the Network tab at the top of this page and then you click on events, it will pull up a map of the US.

Having a great rapport with a great RE agent could potentially give you that quick first step, ahead of any other investors interested in the same properties as you.

@Alex JamaelWorking with investors is a relationship business, so take your time to build these relationships (ideally way ahead before you need the money), show your track record, your credibility, references, and of course offer to help them make some money on the side.

The class rank of the area doesn't matter at all, it just matters how they are cash flowing, what the appreciation prospects are, and how you are staying ahead of repairs and CapEx on each one.

If it's network with locals, you can click this link https://www.biggerpockets.com/... and it will take you to a page where you can filter down who you are looking to network with.

I realize you are determined to move ahead at this point, but just be careful because renting to relatives often has problems and most any investor will advise against it.

Then there's the issue of electricity demand...It's just like gambling: really good when you're ahead, but the house always wins in the end.

When you add in the equity paydown you should at least be even on expenses and hopefully ahead on expenses.After both units are rehabbed and the refinance, the value of the property should be substantially higher than purchase price + rehab costs. 

It takes a bit of clicking around, but it will actually break a city/town down into pieces and give stats for each, the vacancy rate being one.  

If you can afford the repair go ahead and do it.If not try another insurance company.