@Antonio Ward Jr Do you buy in the Wisconsin area?

I can't speak to the markets you listed as I only invest and work in Milwaukee area.

I have not done a BRRRR since before Covid, where I pulled 100% or my money back out (and Milwaukee is one of the better markets).

Milwaukee sits at $1,295 rent with 48 days on market—still moving, but patience is key.

I assume your market follows a very similar seasonal pattern like Milwaukee does and we are seeing at least a 5% difference between spring and fall prices - that's why most of the rentals I have were bought in fall.

I have also looked in Milwaukee but not a lot of luck.

Taylor Rens at Zimmer & RensJaime Bouvette at Bouvette & YoungAlso, property management companies will sometimes do evictions for people:Welcome Home Milwaukee Property ManagementCitywide RentalsMKE LeasingTong Vang at PMI of Greater Milwaukee may also be able to help you. 

Do I need to invest in desert properties like I see so many do or can I work the same system ( a few hundred to thousand for small 1-5 acre parcels) in areas like Central MN and Northern WI within lake country? 

Real estate in the Milwaukee area has a little more than doubled in the last ten years.

This will narrow your OOS gap.My team works with a lot of OOS investors here in Milwaukee and there is definitly a pattern tied to success: narrow the gap as much as you can and also buy a quality property in a desireable neighborhood.