@Ian Greensides  as for out east hot markets  check out Charleston and North Charelseton I moved into that market 2 years ago when Boing fix the 787 battery issue. its blowing up... of course price points are not mid west.. but that is a great town in my mind.

IE prices shot up from early 80s values to 500k or more in PA  so in those days people needed 20% down... touch to save up a 100k  and the market was moving north...

Ten states — Alaska, Colorado, Iowa, Nebraska, New York, North Carolina, Oklahoma, Tennessee, Texas and Vermont — reached new price peaks""Despite the growth, overall home prices still are 8.4 percent below their highest point, which was nine years ago, in April 2006.""...In real estate, the key word is local.

I'm about an hour north of Portland.  

Neither you  nor the tenant bargained for such changes.

Small town north of Syracuse. 

In North Texas, I would not buy wood or fixtures at Home Depot. 

I just rented one of my units in North Long Beach in December.

I was faced with a similar situation on a flip in Maine (little north of you :) -- it was a 2/1 (no bath upstairs) and after much consideration we ended up adding a full bath upstairs (standup shower).  

Tenants will never have to do that.25 minutes north of Seattle is my home base, Everett.