Where to invest for decent cash flow and appreciation rates?

[Vik G.]

Hello all - I have invested in Memphis, TN and Jacksonville, FL markets. But, looking to diversify into other markets in the country. Please help suggest markets (as well as will appreciate any investor friendly realtor + property management names - I realize there is the 'find an agent' feature on BP, but that doesn't seem to be comprehensive). What I am looking for: 

1. Cash on Cash and appreciation expectations: I am primarily going to optimize for Cash on Cash (CoC) metric that ensures I have a positive cash flowing rental property i.e. after all expenses including the mortgage debt service (with say 20-25% downpayment with say 6-7% interest rates). I will be looking for a 5%+ CoC and decent history of atleast 3-5% appreciation. Not looking for the next Austin, but just decent market which will weather the recession if there is any. Don't want to invest in tier 3 (unknown/unheard/middle of nowhere) cities. 

 2. Open to SFH/Duplex/Triplex/Quadplex: I have invested in SFHs until now in other markets, but very much open to investing into a 2/3/4 plex as well. Cost range can be $150K-$300K for SFHs. Realize that 2/3/4 plex will be higher in price. 

3. Neighborhood: I am open to A+/A-/B+/B- neighborhoods. Will want to avoid C category neighborhoods. 

5. Rehabs: I like to minimize rehabs and prefer to have homes that are move-in ready. Don't mind short/small rehabs

[Chris Seveney]

@Vik G.

Every single place in the world can get you those numbers, meaning there are always deals.

Predicting real estate is like predicting stock market

If everyone knew the answer they would alll be doing it.