Weigh In - Best Cities for Cashflow?

[Leonard L.]

I have a fair number of units in Inland Empire (So Cal) so I figure I have enough exposure to communities with excellent appreciation potential. I also have pretty good cash flow from them, entirely due to good fortune on acquisition timing.

But as everyone knows, finding deals with good cash flow is pretty difficult in California right now, so I have started to consider investing out of state for the first time. I am looking to place about $500k (maybe $1M leveraged) for long term cash flow, although some appreciation potential would be good too. I do this full time, so not adverse to flying somewhere and driving around.

I see many mentions of Memphis. And I think it is Brandon on the podcasts who is always mentioning Detroit.

Weigh in, guys/gals -- where should I look for best cash flow?