Value > location (at least in my opinion).Good luck with your search!

I was speaking with a multi-billion $ institutional investor's COO several weeks ago and they said when they went to Wall Street to raise money, every banker wanted to know how much of their portfolio was based in Atlanta...meaning, Wall Street knows that Atlanta is a very stable and quality location to own in and while return may be lower than other higher risk areas, it is a quality area and top of the bell curve in most return and risk respects. 

Your profile is silent as to where you are located.

I live in Canada specifically Victoria (city located on Vancouver Island population of roughly 100,000). 

Without knowing all of the expenses, the location, and the property build it is hard to tell you about the CAP rate. 

Most Hard Money Lenders have a minimum of $50k.Here are two good resources to find lenders:https://www.scotsmanguide.com/Residential/LenderSe...https://privatelenderlink.com/You can bring in a private money lender to provide the $25k secured by 1st Trust Deed.Where is the property located ?

Primarily due to location (more than 30 minutes from my house and poor property management in the area) and slow economic growth.

I posted this in another location but I wanted to reach a larger audience.I joined Bigger Pockets yesterday after watching a ton of their videos on YouTube.

This is varies per location.

I think in might add more job security and bring more people to that location but again, those are not the hi-paying jobs like it would be the case of amazon HQ2.