@Tom DunnWhile it will put a cap on competition in that township I’m not sure rental prices will go up much higher than the neighboring areas as most renters are just looking at the house and the price tag.

That’s why people get a “NO” so often.The best advice I can give you or anyone is to take on this mind set and add to your problem solving tools.”if the only tool you have in your toolbox is a hammer, all your good for is nails.”PSS  please don’t take this as a rebuke.  

The longer a resident has resided in a property the more allowance or pro-rations must be given for wear and tear.Notice that normal wear and tear does not include dirt – excessive dirt is considered negligence, carelessness, accident or abuse.Wear and TearDamagesSmall nail holes caused by a mechanical fastener (nail, screw, etc) utilized to hang or secure standard pictures, frames and other items on walls.Larger holes from hanging shelving, large pictures, wall anchors, toggle bolts, flat screen television brackets or any other wall hanging that causes damage larger than small typical fastener.

It doesn't apply to rentals, but if you have a homestead exemption, there is a 10% cap on year over year increase.  

Raising rents is no longer a safe assumption, need to buy this thing at a 10 cap on T12

If you need to park tons of money, or just want safer investments, with consistent returns, but not as much appreciation needed then all those cities named are good places but Azeez hit the nail on the head. 

At that point, at least I already have the asset in hand.You nailed it with that statement.

@Jd MartinI would let the tenant put nail holes in the wall and deal with the patching when they move out.  

This has regional long standing tenants on NNN leases, 10 cap on 8% fixed debt

My client owns about 75 mill in RE there even he said, NO do not buy here now. 1ST the number do not make sense to me, Not even 1% (all my personals are 2% ++ never less then 15% net cap on cash purchases) where is your ROI,?