Maybe insurance is high in Minnesota (IDK), but it is not in Wisconsin.

The underwriting is based primarily off of the property, not you as the borrower so the main factors evaluated are property value, DSCR ratio (cash flow), LTV, and FICO.Also, I am from Boston and know the area well.

@Haley ElisabethYou are not missing anything but there is what I would call good debt and bad debt.For example if I buy a property cash, rehab it and it has a $300,000 value and can be used as a rental and provide cash flow - getting a $150k loan on that asset to buy another (not blow it on toys) say $300k asset I have 2x future appreciation than one asset.

It doesn't need to be super high style.Once again it comes back to..."

For wholesaling start sending mailers, cold calling, anyway you can find a deal and get it under value to sell to a flipper that will still be able to make money. 

The problem: The thought of working 5 more years in a high stress, anxiety producing W2 is almost unbearable.

I always try to use NNN when possible since it provides the most financial advantages for the owner and protects them from fluctuations in taxes and property insurance (which is a huge protection here in Texas). 

We have one right now finishing up, high end small custom> 95% return cash on cash, bought land retail 2.5yrs ago (peak). $1.7M costs, $2.25M completed value.

If you’re able to find properties that are under market value, then you can build wealth faster through forced appreciation that happens when you fix up the property at the beginning.

I understand wanting to be local but I’d encourage you to be flexible on that so your options aren’t limited.hope I was able to add some value.