I'd try first at the school district. 

It's in a good school district and a part of Oklahoma City that's growing.

At that price you could do a nice house in a good school district with good tenants  Even if you have lower COC it may be worth it to avoid capital gains, but this just a calculation with your tax pro. 

Know that you will only get a rough estimate because most school districts haven't even voted on next year's budget yet.

We live in a highly desirable school district in East texas.

There also no income tax, reasonable property tax, and I also have a very bullish outlook on the Jax market due to the new development projects currently underway and the planned Shad Khan shipyard/entertainment district. 

Eight of those members, each from a corresponding city council district, would be elected, while the mayor would select the ninth.State law restricts rent control only to apartments, homes and other housing units built before Feb. 1, 1995.

One of the permitted uses in Jacksonville for RLD districts is family day care homes meeting the performance standards & development criteria set forth in Part 4.

Best school district in the area, average home price is $400,000. 

To get into a little more detail on what I'm looking for: B- area or betterWithin 45 minutes of MSP airportAreas with a small town/ neighborhood feel are a big plusTown centers that could be in walking distance are a bigger plusAreas with above average school districts are another plus3-4 unit multi family property (small yard and garage are requirements)Potential for value add - completely OK with doing a live-in remodelWith that in mind, can anyone suggest a few areas worth exploring this weekend?