The market you're in is great from what I've heard but if you are looking to relocate, I'm a little biased but I think the Scottsdale/Phoenix market is great.

The state that I live in is also not landlord friendly.  

@Brady Ascheman Once the tenant is in I no longer worry about the 3X rule for rent.

I appreciate you chiming in, I may be overstepping my comfort zone with Sheboygan for now! 

Choosing which market to invest in is going to depend on your goals whether if you're looking for more cash-flow areas or appreciation

Quote from @Dave Skow: @Nathan Harden- thanks ...I am  also here in WA  and  moved from  OH many yrs ago .....my wife is from Medina OH ......what about looking  closer to  here  or maybe a bit  north ( stronsville  etc) What part of WA you living in?? I

One other market-wide factor I’d throw in is local government policies.

Affordable housing is about the housing itself and the economic environment it is created in. I

I think that's investing in markets you believe in is pretty key.

Non performing note bizz is intense I know from making performing notes and when they start to wobble one have to jump in.  I