Good cash flow, slow and steady appreciation over all and, in my almost 15 years of managing in Beaver, it seems like you get more longer term tenants (3-5 years and longer) but, as Jeremy said, you sometimes have to weed through a few more applications to find good ones.I'll send you a dm of a few good contacts in Beaver county including a great investment agent, lender, and pm company. 

The HOA in which the unit I am purchasing provided their HO-6 policy to our lender and our lender is questioning the following as it appears on the policy:Special FormReplacement Cost (Actual Cash Value on Roofs)The verbiage in parentheses is the one causing the hold and need for clarification.

These can be character reviews if you are just getting started.

For illustration purposes, the windows are a 4 week lead time so you put the window order on your card and once they are installed, your lender releases the funds and you pay down the cards.I see too many “Gurus” teaching new investors how to use credit cards to cover down payments and they teach this because it creates the false perception that anyone can buy real estate with or without savings.

What really took me by surprise was that one of my go-to lenders here in Milwaukee is using my portfolio expense ratio (!)

Then, when someone goes to get financing for the asset, the house appraises low, and since the lender is forced to lend off the lower of the appraised value and purchase price, their loan amount must drop and the down payment increases. 

We bought all 7 of our properties from them using cash with financing and we selected our own lender.

It's also crucial to surround yourself with a team of experts, such as real estate agents, property managers, contractors, and lenders, who can offer valuable advice.

Your lender is going to ask for guaranteed replacement policy because you probably cannot rebuild in that case, going to be a catch 22.Been there, not in FL in CA.

Following David Green's Core 4 strategy (realtor, contractor, property manager, and lender) gives confidence to invest anywhere.