so would like to start building our portfolio in a State that has consistent appreciation with room for rents to increase going forward."

My experience with PPR has been consistent with yours, as well as the search to find them.  

You’d get a consistent income which might bring you more income on a year to year basis than renting a room on Airbnb here and there.

The outcome was a beautifully furnished home in a prime location with a low mortgage that generates consistent cash flow.

This is a physical asset, not paper, and it's providing consistent income.Albeit for your not understanding tax laws and depreciation, I'm wondering why there's a question as to what you should keep.You understand capital gains, but I'm pretty sure you're not familiar with depreciation and loan paydown.

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

A key aspect that, annoyingly, the "cash-flow crowd" seems to skip past all but religiously. 

They’ve already made a name for themselves in Mexico with projects that blend eco-friendly practices and thoughtful design, and now they’re bringing that expertise to one of the most popular markets in the U.S.For investors, this could be an exciting opportunity to work with a developer who consistently delivers quality and strong returns.Check it out:  Travel weekly by Northstar

DealMachine and direct mail can work well, but consistency is key.

By targeting better locations, leveraging Section 8 for consistent cash flow, and balancing low acquisition costs with high guaranteed rents, you've achieved impressive results like $1,100 in net cash flow on a single property.