Real estate investing in Conroe, TX?

[Austin Nguyen]

Hello I am a beginner in real estate investing and am trying to soak in as much information as I can from Brandon Turners book " The Book on Rental Property Investing: How to Create Wealth and Passive". I plan on doing the BRRRR strategy and was just wondering is Conroe, TX a good place for real estate investing? I lived here most of my life and I know that the population is growing at a rapid pace and the houses around here are appreciating like crazy ( My house rose from about $250,000 - $330,000 since 2011 ) and new businesses and restaurants are being built every minute. The only problem is I feel like vacancy rate is high because

1. People usually come here to have a fun weekend at a Lake Conroe then leave

2. The closest university are Sam Houston State University and The University of Houston (So it wouldn't really attract students needing housing)

3. I am not too sure about any big companies being here since Exxon moved out a while ago, so there won't be a lot of white collard family's I believe.

4. It is a very low income area especially downtown Conroe, usually the rich area is down in Montgomery and in a couple parts of Conroe.

If anyone has any advice and knowledge they would like to give me that would be great! Feel free to add me or shoot me a message.