There are clear affluent areas and forgotten areas of Janesville, but I will always stand by my opinion of tenant screening being the best defense of your rental property value.The Northeast side is, by popular opinion, one of the best areas to be in for newer duplexes and larger lots (for more money, of course) - take a drive down the side streets off of Wright to get an idea.The homes here are at a premium price, and rents are higher, but we've found the ROI is too low to start out in that area. 

I think the outskirts are you best bets!

Its a popular product and can accomplish your goals.

And that gave us a feeling of security that allowed us to take "riskier" bets.

Branson MO is a very popular choice for both LTR and STR market with lower median price points and consistently draws over 9 million visitors.

To avoid partnership issues, 50/50 is likely your best bet.

She's an agent that works in that area and does a ton of work with out-of-state investors.I think NW Indiana is a great bet, it provides solid cash flow and continues to have Chicagoans flood that way to avoid taxes. 

Population growth >1.5% (based on https://www.nar.realtor/blogs/economists-outlook/the-nations-most-popular-and-fastest-growing-metropolitan-areas-in-2023?

i think the gift basket may be more beneficial to real estate agents to get referrals and possibly to get new tenants. i bet that was nice, i wouldn't forget that either!

You bet.