Safer areas to invest in for rental ?

[Loic Billiau]

Following my first post when I asked some advices on a new start for our family run LLC based in France, here's another question for you guys. Thanks for those who helped us already !

We invested in Florida, were looking into Austin but we did some other researchs and the taxes are really on the high end in Texas ! (as for California and New york it seems)

Our goal is to invest on rental properties (we can't flip from France) with very low expenses in a safe area. We have around 400k $ and like to be around 8-9 cap rate.

What's the catch with Memphis and Atlanta ? Low appreciation ? The cap rate are higher than everywhere else.

Colorado, Arizona ? 

We'd like to keep this investment as a nice cashflow. Thoughts as well as property listings offer appreciated.
please email at loic<a>banzaii.fr