I'd sell it to me, a local investor in the Beaumont region. 

I’m a new investor looking into the Newark/Kearny market and I’m seeing low cap rates and low cash on cash returns compared to other markets in the NE region (e.g.

Also, every region is different, depending on the current demand for services, time of year, etc.

Would hit my specs on price and buying cash without needing to put up any personal money, but I don't really have a ton of good ideas on where and I lose any economies of scale I have by not continuing to invest in the same region.3) Use the HELOC to fund a down payment instead of buying entirely in cash.

I live in the Northumberland area and I have heard that there are meetings around but have never been able to figure out where or when so I think the Durham region is where I will have to branch out to.

Luckily I was familiar with that market (I was regional manager of a 180 unit community there) and knew right away where the rents should be and how we could get them there.

very regional and asset class driven.. last year I paid 125k for an assignment of a 5.5 million dollar deal.. so it depends @Caleb Heimsoth as caleb stated though in the lower value asset areas that I also fund on the east coast its very common to have a bunch of wholesalers on the same hud.. 500.00 1k 2k.. but I have seen houses bought for 10k and sold for 40k with wholesaler making 30k.. 

Some of our largest employers are the school district and regional hospital.

For instance:  Little Rock, Arkansas vs Nashville, TN — LR’s populations (painting with broad strokes here) largely lives in Little Rock because they are from LR or from the region.  

That would leave you vulnerable and unable to sell.