I kick myself for not buying back then. 

Whenever I take my spouse to one of these 2000 SF houses, I can see money and potential, but he doesn't want me to buy.

I nor my RE agent was made aware of these conversations during the buying process.

I would suggest you visit any city you are considering buying investment property.

There is very low crime, no drug problems, everyone under the sun wants to buy a house here.

(This doesn’t even include the interest you’ll be paying on that $500k to buy the new property, another $3,000/mo?

Get to know them and note your Buy Box. 

@Jason Mergl I would sell and then buy in the midwest.

Rents will likely start to increase again in 2025 is my thought, but you probably can't wait until then to buy as home prices will have moved up again.   

(Please note that I get a significant MSRP discount on my S-W purchases) Emerald is great from a water-based standpoint, but is a lot more pricey and I have not been able to justify buying it for use in my properties outside of one 120 year old banister.