Where is best area of country to buy income properties?

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Hello, I live in NY but open to any area of the country. What is the best area to invest 100k in capital in income producing properties? I know this is a open ended question, but where do you see the best returns?

Also if you had 100k to put in real estate, would you focus on rental properties? I do not anticipate needing the money over the next 5 years, but do not like the idea of buying something just in the hope its price goes up (i.e I like dividends). Thanks.