If i could chime in and help in the search:be sure to find an accountant who is willing to grow with you, and is not too high priced fee-wise.

Good deals are scarce, labor and materials are expensive, competition is high.

This improvement suggests a growing buyer interest and possibly limited inventory, creating favorable conditions for quick turnovers.Toledo OH - RE Analysis (April 2024) - House Sales (1).pdfDemographics and Economic FactorsPopulation and Economic CharacteristicsPopulation Size: With a smaller population of 5,341, 43620 offers less competition in buying and selling, which is beneficial for flippers targeting niche market needs.Income Levels: The lower median household income ($27,442) suggests a demand for affordable, refurbished homes—ideal for flipping projects aimed at cost-sensitive buyers.Housing and Ownership TrendsRenter-Occupied Properties: A high percentage (68%) of renter-occupied properties indicates a transient population, potentially less targeted for flipping.

I tell our customers all of the time, when you're steadily pursuing highly distressed leads with this criteria it's not a question of if, but how often you will contact the heir to a property who either didn't realized they owned, or they though the property had already been auctioned off by the bank or county.  

Pretty high.

@Steve T.As a native of New Jersey currently residing in Georgia, I highly recommend considering Georgia.

It is easier to find a value add project and the rent prices and demand are really high.

Commissions are too high and Realtor's do not do what they once did.

Prices are high but they claim some pretty impressive figures like circa 15% YOY value gains since they started in 2004 on average (I struggle to believe this).  

Most of the time, deals pencil better with a regular DSCR loan for an acquisition than with a high-interest rate ARM on your primary.