I'd be investing in Washington, Missouri a medium sized up and coming town I grew up in and i'm weighing my options to pull the trigger and get a property or to wait for the market to level off.

Taxes will go up but so does the rent level. 

A small window already exists in the room at the exterior ground level, so the work will entail digging into the ground and cutting into the wall.

My job is truly an ok job for my area and for the level of work required but I only make about $40,000 a year.

Every income level deserves decent housing.

Ft. level 2 Reno, and a triplex by UCF.

Of course, this is a high-level note and you need to research more or talk to your advisor.  

As an agent I had researched the comps and the ARV depending on different levels of finish I could do.

On lower valued homes here, I will use Laminate Wood flooring which looks like wood, is softer on the feet and wears well.Checking out what most home sin your area use at your price level should give you the real story.

I went down to look at it and the buildings were not livable, the whole project to be scrapped and leveled down. most of the territory is unlivable and beyond any restoration.