Seems like the demographics favor more affordable housing wherever you find it.

SFR hedge funds average 60/40 favoring appreciation on their returns.

If you are a construction worker, skilled tradesmen, handyman, etc do yourself a HUGE favor and guard your time.

For the deal I'd talk to a hard money lender or more favorably a lender that can get you a mortgage.

Then do yourself a favor and meet the other people grinding and hustling just like you - you'll get a more realistic perspective of how to be a real estate investor in the area and have a better experience.

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The realtor who sold me my current properties does some rehabs, but it seems mostly like he'd be doing me a favor vs treating it like a business relationship. 

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Not to mention the more favorable business climate being offered elsewhere.One of the reasons I decided to invest out of state is because of the massive fluctuations in home prices here.

Everything else is either designed to make it so difficult for creditors that they will be willing to negotiate a more favorable settlement; a crap shoot; or designed to give the client a false peace of mind while getting him to pay top dollar for legal and accounting fees.