Right now, they are selling for very high retail values.

I'd highly recommend finding a real estate agent in your area that is investor-focused and they can help you run numbers on deals and provide some mentorship. 

This seems very high to me. 

Years of factory sweatshops/piece work sewing women's garments, to diamond cutting throughout high school and after.

Just after a quick review, rates seem a bit high for the amount of points being charged also isthis is at a 5year PPP or 3 year 5-3-1?

The city seems great and is growing rapidly, I was telling a friend about it and they made the point to look at the rental supply. which seems to be very high.

A great book to read/listen to on the topic of scaling which I'd highly recommend, Clockwork, Revised and Expanded - By: Mike Michalowicz.Organization.

We own 18ltr and 2 high end str.

Able to invest cash with no need for high leverage.

Be advised, you're playing in a very competitive pool these days as that asset class is in high demand.I would start be talking to the smallest banks in whatever community you plan to invest in.