From my experience, these factors are the secret sauce for a long-term growth investor.My family absolutely loves the city, and we are fortunate to call it home.

For investment properties you should be using private/hard money lenders, but if it's a primary or you have a long window of time to secure the financing then traditional may be the way.Overall, it should be easier to get approved via creative financing though as there are options and workarounds for nearly every scenario (they just may cost more the more creative you need to get).

There is a program offered by HUD called "Good Neighbor Next Door".

All looks good to close on time.

I know the prices are high there but as long as rental prices are high too, that's ok with me. 

While this might seem like a downside, it's important to keep the bigger picture in mind.If you’re looking at a duplex in a good area, close to your work, and the numbers still make sense—even with those lower rents—don’t let that deter you.

That was good

The property will be rented out a mix of short, mid & long term rentals. 

This is not the time to invest, it is the time to research and have negotiations down for when the pandemic is over.If you are more of a developer there is affordable housing projects that makes sense to participate or build with a group as more people need affordable houses and regrettablely a high percentage will have to "downgrade"Vacant land is usually a good long term business.

@Brian Batista yes, your best chances of finding good title companies in your area that have experience at subject to transactions are through other investors that have done subject to transactions with those title companies in your area.