High yield neighborhoods / counties ?

[Martin Odenell]

Greetings friends!

I live in New Zealand and own a small portfolio of residential
and commercial properties in Australasia and South America.

Goal:
I have USD$150K cash (I am not interested in pursuing bank finance/leverage).
I would like to cash purchase a $130K residential property in USA.
Find a trustworthy property manager for < 10%
Refurbish the property for < $20K.
Rent the property for an approximate 20 year period.

Question:
Which three counties in USA should I consider/compare/investigate ?
Neighborhoods with stable rental demand, high yields
and potential local economic growth.

Currently I am researching ;
Midtown? Memphis, TN
Buford? Atlanta, GA
Where? Houston, TX

If possible, I am trying to avoid neighborhoods that are
saturated with institutional investors.

Any other county/neighborhood suggestions greatly appreciated.
Thank you, Martin.