What are the best states / cities to invest in long term rentals

[Ryan Wood]

Hello, My name is Ryan, I currently own a home in Truckee CA.  I want to start investing in buy and hold rental properties out of my home state.  Single family homes in an area that meets the following criteria. 1. The home is in a low crime area with good schools. 2. The home achieves a monthly rent of 1% of its combined purchase and rehab price. 3. The home is in an area of strong rental history with low vacancy rates, low unemployment rates, new jobs in industries likely to grow into a green future (not phased out) and in an an area where there is pride of ownership . 4. The home is in an area likely to appreciate over the next five years as well as decades into the future. 5. The area is large enough to buy many distressed homes with cash under market value, not just a few, and continue to be able to do so for years to come.  6. The area has a hospitable climate, away from hurricanes, excessive heat or cold, snow ect... 7. The area is in a tax free or tax friendly state.  I have been looking at several cities.  Nashville, Memphis, Lawrence KS, Huston just to name a few... So far San Antonio TX seems to meet the most Criteria.  I am so grateful to hear any responses, I am open to any ideas and advise.  Last I am not sure if this is the right time or if waiting a year to see if the market goes down would be smart. This is my first post on this site, so thank you in advance! - Ryan