I believe I have crunched numbers until I am blue in the face.  

@Mary Jo @Rhonda Blue I am obviously inclined to agree with Rhonda, I remember spending Christmas day on the beach the year before last, it was 75 & Sunny :)Best of luck in your search!

Trulia map is spotty light blue out to the north east but this neighborhood looks good.

During the walkthrough there was a huge blue tarp on the roof from water damage of a recent storm.

If I were going to have someone else manage them B or C class (think blue collar, and maybe lower blue collar) would be fine.What I would suggest is make sure you get good enough deals where, if you decide in a year or two that this just isn't for you, you can sell the properties and not lose any money after all closing costs.As for books, honestly I find BP and simply networking with local investors more helpful. 

I have some furnished rentals that I rent out entirely to traveling blue collar workers and they're standards are much different than people going on a vacation.

@Bryce Litwin working on picking up a couple more blue chip over 4% dividend stocks while everyone is selling year end losses.

I have a strategically stained blue hoodie and a strategically stained Carhartt jacket for maintenance and renovation calls.The tenant knows you own the roof over their head.

Lufkin is a blue collar town that actually does pretty well economically.

A Blue Ray player and a selection of G, PG, PG13, R, and other movies that would appeal to adults.