Best cities in the country for appreciation AND cashflow

[Joseph Hennis]

My strategy thus far has been to find properties that cash flow $300-500 a month in areas that appreciate. While the cashflow I have earned thus far has been mediocre ($3k-5k/yr for last 5 years), the appreciation has been huge ($526k, huge for me anyway, lol).

I am hoping to repeat this success with my future purchases, but I know it won't work in the areas I bought in previously. They have already appreciated beyond the price for which they would cashflow.

So, what areas right now still have decent cashflow (monthly rents are 1-3% of purchase price), and are in an area that historically has seen, and is likely to see again, appreciation?

Thanks BP!