Define "desirable area" -- what is important to you?

Defining your budget and goals first will then allow you to narrow down your search by city.

I'd start with defining that - SFH, what size?

Very interesting how do they define HIC versus commercial ?  

Check out some of the great things happening in Detroit in 2024https://michiganchronicle.com/2024/01/03/major-developments-that-will-define-detroit-in-2024/

When I started investing in real estate in 1976, I had no thoughts about how any property I purchased ”fit” into my investment plans….probably because my plans were not well defined.  

recession, and every reason to believe that the Fed will get their "soft landing" as they define it.

Define your goals and what you need to achieve and works backwards with how much money you have to deploy.

The main challenge I've observed is that individuals often lack a clear end goal or strategy or they select a market that doesn't align with it.Setting a well-defined strategy and ensuring your chosen market complements it can significantly enhance your investment journey.

One side usually just brings more than the other and the rolls in the partnership are clearly defined.