Same thing re contractors;   the best materials in the hands of bad contractors can result in a bad job where bad materials in the hands of expert contractors can result in an excellent job.I agree that when I was new I asked the same questions as you (many others) questing for the "best tool".   

Between material prices and labor prices skyrocketing like dogecoin, it's better to buy something that doesn't need major work. 

The current tennant has been there for 7 years and he's great,  he does ALL the repairs,  I only pay for the larger materials expenses (like a water heater), but he pays for all the smaller stuff,  faucets,  plumbing,  outlets,  etc.   

They may be able to adjust the sale price based on increased materials costs such as lumber.

@Manny K.Ah yeah that makes it tough.

From my limited rental knowledge (only have one rental ATM) it seems like 2500-3000 is a tough sell unless its near great schools and jobs.

Cash flow in any of the cities mentioned will be tough in the current market.

And there are a few that followed this advice 5 to 7 years ago that were on BP who did exactly that in Indy and they have had good experiences and since there is a mix of owner occ and rental the properties have actually gone up a decent amount.. this leaves you two exits investor or owner occ.. where OOS investors can get stung is when the ONLY exit is to an investor.. the locals beat you up on price and unless you have a high financed OOS marketing company selling them for you ( and non will take on one offs) it can be a tough exit or at least at a price you would be happy with.in these areas on the MF if you can stick to 1000 a door or higher that will mitigate some tenant issues as well.Good luck.. 

I provided planned drawings from my designer including finished materials but they were rejected.

Flips are great strategy as long as you can keep the rehab cost low with the high cost of materials.