My current strategy is to find properties with underutilized zonning and force some appreciation by converting single familes into duplex or more;  Because asking price and valutions are getting out of hand....banks are asking people to bring a lot of money to close to bridge the gap..I hope this help.   

Considering my neighbourhood or state has very limited ROI due to high prices and taxes I am forced to look out of state.

(seeing as his damage is the direct cause of the apartment not being suitable for rent in April)Sorry if these are dumb questions, I'm just not sure what to do.I cannot do the work myself as usual, I am pending surgery for my right arm, and it is currently very limited in use.Therefore I am needing to hire people to do it for me.

I did setup a Roth component to the 401(k) and plan on investing more with that arm in the future.  

@Jay HinrichsI tell new agents, "any lender you use has to be in choking distance of you arms."

She is pregnant with our 3rd child and will be out of the work force come September then she will go part time after the new year.I do have some money saved up but i don't want to spend all of it on a down payment so i'm looking at more affordable homes that might need some work.

Yes, I have experience with forced appreciation via rehabs.

Oh yea, deduct your expenses such as loan serving fees, BPO/CMA, special servicers fees, O&E reports, attorney fees, code enforcement liens, forced placed insurance, unpaid taxes, repairs, then you get ROI.Consider these steps to being a note investor1.

I used to manage my rentals until having been forced to get a property manager when I had left the country for more than a year.

I would think that assuming that it doesn't cost an arm and a leg to bring them up to code, that might be your best bet.