If you want to gamble on appreciation just go to the casino and put it all on red or black at the roulette table. 

Further West is Hilltop which is a large area but also known for high crime, poverty, and the Hollywood casino.

With the Hard Rock hotel and Casino breaking ground, plus the residential development that they have planned for the area and the high speed rail coming I think there is still a lot to be had. 

Don't tell anyone that I told you, but...just wait until the Casinos are approved in the 6 sites scheduled for development.

And I would argue, likely lower expenses and less headaches.I think the best bet would be pulling a Donald Trump and getting in on an entertainment / casino / development deal.

Bullhead City is a river/casino area, so there are some great opportunities for "seasonal" rentals as well, or the latest craze, Air BnB.

If you don't need the cash flow, and the property breaks even in the current market, then you're really just speculating, and if you have the money to speculate it may not matter one way or the other, much like it may not matter if you go to Vegas and blow a grand at the casino if you have the grand to blow. 

Saying that about Dodge takes a lot - they've come a ways since the casino was put in.Anyways I went on a tangent - but do your homework and check out the short term rental market - maybe buy a duplex and use the other half as a short term rental or a small apt complex if you can afford it near the university. 

If you trade on emotion, then you are simply going to the casino, nothing more. 

Try to get into the part of Everett near the casino or just outside of it.