Around $87k median income and high employment rates.

If rate is high then you might consider it.

Were they properly and thoroughly screened as high quality tenants? 

No mid or high rises, not even duplxes in most parts3.)

But there seems to be a lot of sellers testing the market, listing high even with updates needed, and not many of those are interested in negotiating realistic numbers, just seeing if there are buyers still  willing to pay too much.

I am open to local primary residences for house hacking or out of state investment properties in high rent low house price markets.Thank you all for your help!

**Short-Term Rental (STR) Property:**- STRs can offer better cash flow, especially if you can find a property in a high-demand area with good amenities.- However, you mentioned you don't currently have the budget for an STR that meets your criteria.

Most of my clients are buying newer multis so they can capture high rents and not waste time on the reno where you have no cash flow.

There might be some things worth fixing but I certainly wouldn't spend thousands to do it.

I can't tell you how many times I went with the LOW GUY and it cost me more, or how many times I tried to do the CHEAP FIX, and it didn't work.