Good information in this post, though I’d be cautious about characterizing the arrival of a single employer or agency—no matter how large—as an inflection point.The more nuanced truth is that Huntsville has seen strong job growth for many years thanks to the constant influx of new employers (or incumbents expanding), including the FBI, Under Armor, Parsons, Fifth/Third, Glaukos, SpaceFactory, Total Quality Logistics (TQL), and so on.The point is that Huntsville’s growth seems like a secular, broad-based trend more than anything else, and so market performance is likely to be influenced by that rather than the arrival of U.S.

Obviously this is more difficult from a logistics perspective, but many NonQM and other lending products are going to flat out deny the rent by the room unless structured this way. 

Lexington has some good fundamentals, but since you’re open to out-of-state investing, I’d also recommend you take a serious look at the Memphis, TN market.Here’s why Memphis is popular with remote investors:Affordable buy-in: Plenty of solid rental properties in the $100K–$150K range.Strong rental demand: Large renter population with consistent long-term demand.Landlord-friendly laws: Easier to operate compared to many other states.Diverse economy: Logistics, healthcare, and manufacturing keep jobs stable.The key is having a reliable property management team to handle the day-to-day, which is what makes Memphis attractive to out-of-state investors who want to scale.If Memphis ever makes it onto your shortlist, I’d be glad to share more about neighborhoods that are investor-friendly and how out-of-state investors successfully build portfolios here.

Probably me if it happens, though logistically with my job benefits it’s more prudent to probably be my husband.

It’s not quite as straightforward as listing a bunch of blocks to stay away from, since it’s so large and intricate.

Areas like Riverside and Springfield see success in this method, as long as rehab adds enough value to justify refinancing.Bonus: You may even explore “AirBnBRRRR” in coastal neighborhoods like Jacksonville Beach—capitalizing on short-term rental premiums.Your Jacksonville Market SnapshotStrong fundamentals: A diversified economy with military bases, logistics, finance, and healthcare supports consistent renter demand and long-term appreciation.Rental dynamics: Although rent growth has slowed a bit, demand remains strong.

Sometimes just helping them with logistics is more valuable than adding a few hundred dollars.One thing I would never recommend, though, is signing a lease agreement with the former owner.

Furnishing, cleaning logistics, and utility costs are a bit different from long-term rentals, but very doable if you plan for it.Sounds like you’re doing all the right prep, Melissa! 

Logistics That HelpSchedule bathroom and deck work on weekdays while tenants are at work, not weekends.Use one GC or handyman for all projects if possible—less scheduling chaos.Give tenants 48-hour notice for all work even if they know it’s coming.If It Were My PropertyGet the tenant signed with full disclosure in the lease.Offer small daily credits instead of big rent cuts—easier bookkeeping and feels fair to both sides.Line up all contractors now so timelines don’t drag—tenants hate open-ended projects.I really hope this helps, the best option is always when you can knock it all out ahead of tiem without tenant involvement... it's just easier but if you're set on doing it your way this is how I'd approach it...

This is a logistical and liability nightmare waiting to happen, don't do it.