I have been looking with multiple agents and I can’t seem to find a healthy cash flow.

1) economic status is stable ... nothing too dramatic pending one way or the other 2) market in pierce county healthy ... more inventory than king ( Seattle )3) most of Tacoma’s suburbs seem much closer in proximity to the city as compared to Seattle ... there are a few areas that will be lower in price ( and not as desired ) 4) 

. $500k won't buy you much in San Fran but is a pretty healthy budget in Jax.One smaller factor is that Duval county doesn't charge impact fees on new construction (and is the only county in Florida that does not) which is great for developers but not so great when there's no money for maintaining our schools.https://www.jacksonville.com/news/20190423/duval-voters-to-decide-on-proposed-sales-tax-referendum-to-pay-for-replacing-repairing-renovating-schoolsAlso this isn't Florida or Jacksonville specific, but in times when the stock market is particularly volatile real estate investing becomes more appealing even with lower returns.Personally as an investor I find all this out-of-town investing a bit annoying (increased competition and increased prices) and am concerned that these properties potentially aren't well maintained.

My realtor just let me know that the city of Charlotte is proposing a few changes to its rental housing ordinances.While in general I support making sure that tenants have a safe and healthy place to live and owners being responsible for their properties, I do think it is always a good idea to review the changes being made and how they effect us owners.

It's important to fight for a good deal, but to also be developing healthy relationships with the people you are working with.For the rest, it would be up to you!

Stay out of places where your cash flow doesn't have a healthy amount of buffer space.

A market with healthy employment and rental demand.6.

I have thought about poring cement, making a 6” or so tall deck, or just using small rocks for the whole thing.  

Any more info you might need for some healthy criticism I'd be more than happy to share. 

I would also recommend taking a look at the Healthy Neighborhoods program.