So we don't even have an approved inspection much less a lease with this potential tenant.

Thanks for the insight on where to network with potential investors, I will definitely look into that.  

It can also help cover HELOC payments if you find a property with solid equity potential.

We’re simply cheerleaders, fellow players, and coaches trying to get the new players to live up to their potential. 

I’m currently active on BiggerPockets to connect with like-minded investors, exchange ideas, explore potential opportunities, and provide opportunities through my network to collaborate with others.

Prices remain relatively low, but appreciation may be slower.Monroe: A mix of cash flow and appreciation potential, Monroe has become a popular choice for investors, especially in areas where new developments are popping up.Appreciation-Focused NeighborhoodsBallantyne: A well-established area with high demand, Ballantyne offers excellent long-term appreciation potential, though cash flow opportunities may be limited.South End: A booming urban hub with a vibrant retail and restaurant scene.

Known  Potential Black Swan events, numerous.  

Escalation clause is an attempt to combat that potential lie.

Are there any key factors or metrics you look for when analyzing a neighborhood's potential?

Look for properties with high cash flow potential, good condition, and room for improvement, such as value-add opportunities.