NEXT KC (investor) HOT SPOTS!? Agree/disagree?

What are you all seeing in the KC Metro Investment hunting grounds?

My (anecdotal) observations have seen investors:

-looking FAR south for investment deals (rehabbing and doing seller financing specifically  in Spring Hill KS area)

-many investors still hunting for deals in (of course) downtown KCMO, Grandview (nestled between KS Johnson County hotspots and desirable lees summit/more flips in this area) and Raytown/Independence, although prices are quickly catching up in these always popular areas. Gladstone MO also has maintained lower property values, and I believe is poised to take off.

-LOTS of house hacking with the rising rents we are seeing in the suburbs (put a house hacker in a Liberty MO duplex 3 months ago for $320,000 getting 1050/side (3 bed, 2.5 bath turnkey). Other side tenant lease just expired and was now able to get a good tenant in for $1250 just by deep cleaning for a weekend and touching up paint here and there. Other wise no other repairs.

these larger turnkey duplexes in desirable school districts are still rare and hard to find. I've noticed purchase price:reasonable rent are more available on the MO side (Liberty/Northland/Lees summit you can find 275-325 with 1100-1350/unit) vs Johnson County KS side (OP, Shawnee, Mission blue valley school districts) selling higher at 350-425 and getting 1250-1500/unit.

-Northland area (specifically 64117) blowing up with flips. Drive down the popular downtown NKC neighborhood and 900 sq foot .1 acre lot 2 bed 1 bath bungalows are selling for 200 now! every street and every ten homes has a dumpster for rehabs. (this area has gotten pretty dang saturated, but up a little north or hop across the highway to 64116 and you can still find fantastic deals)

-I have not worked in KCK much, but I frequent the strawberry hill area because of the burgeoning food/bar scene there...you know what they say...first comes the culture, then the hipsters, then the $$$...I would put 66101 as the next cross roads, north kc coming up in the next couple years.

-Historic NEKC is going to POP off (I know, down ever buy off speculation. but if the numbers make sense on a deal in this area SECURE THE BAG!). St John ave already has 500,000+ homes and nice multi families to support appraisals bc of the KC medical school being there and the stamp of OLD mansions there. You can still find deals that get increasingly better the farther east you go (Scarritt/the Indian mounds). Very much block by block still.

My main interest in this area is the close proximity to Berkely river front https://berkleyriverfront.com/...(several luxury high rise apartments have gone up and are currently going up, popular dog park bar/BARk, and the soon to be proffesional women's soccer stadium being built there soon). Plus just a hop, skip and a jump from the very popular/$$$ river market.

you can access the Berkeley river front area directly from HNEKC using the shortcut chestnut traffic way. This also takes you directly through the "east bottoms" which features the popular dive bar music venue knuckleheads and new Reiger distillery, as well as a few restaurants currently being built out. Overall a burgeoning area that is already very popular and will become more so as the new projects get completed. PARTICULARLY the extension of the FREE electric rail car!

Please keep in mind these are my OPINIONS! Always run the numbers! (Feel free to contact me if you want an extra set of eyes to look over a deal)

What are your all thoughts for hot spots?