Market for Out Of State Investing

[Apoorva Modali]

Hi, I've been looking for LTRs in the Carolinas and I haven't found a decent deal in the last 3 months. I live in California and with the current interest rates, I am a bit lost and I need help looking for new markets to invest in (total $100k cash available to invest). 

I am looking for markets with;
YOY population growth (>1.5%)
Low unemployment rate
Stable local government
Job growth 
Job Diversity
Cash flow with current interest rates

My overall strategy is to buy and hold. I am looking for properties with low to no rehab. B- and above neighborhoods. Any help would be greatly appreciated! If anyone could share the numbers on a recent purchase, that'd help me understand what to expect from a market. 

Looking forward to all the responses.

[Apoorva Modali]

This would be my 4th out of state property. I own 2 SFHs (A- and A) in Scottsdale, AZ and a small multiplex (C+) in Columbus, OH. I haven't been able to find decent cash flowing deals in Columbus which are in B- neighborhoods or better. I don't want to invest in C+ and below properties anymore. I also connected with real estate agents in the Carolinas for MTRs and STRs and since last month, I couldn't find deals there either. Now, I'm looking into other markets that I haven't already looked into.

I wouldn't be able to house hack locally, since I live in the Bay Area, CA and I just don't have enough capital to house hack here and cash flow or even break even. My rent is $3650 / month and I couldn't find a single multiplex in which I could occupy one of the units and rent out the others and still have out of pocket monthly payments be less than $5000 - $6000, without having to massively downsize.