Areas that have economies that depend on tourists, for one.

Altos Research has both 95691 & 95605 zip codes as seller's markets trending slightly stronger to the seller's market side over the past few weeks.

The determining factors on which markets to consider investing include: a stable and diverse economy, low property taxes, landlord friendly laws, job growth, population growth and a business friendly climate.

It doesn't make a lot of sense to buy somewhere that's not going to rebound quicker and stronger than elsewhere - CA vs OK for example. 

For example, it MAY make sense for you to sell, then 1031 exchange the funds into a larger property type - or a similar property in a nicer area that has stronger appreciation forecasts.

We've seen a large influx of OOS investors over the last few years due to the low price points and ability to actually cashflow, while still seeing appreciation over the long haul (I don't think many primary markets check all three of those boxes with the current state of the economy).

There are opportunities for both residential and commercial properties, and the state's economy has been relatively stable, making it an attractive option for investors.Thank you for your service in the Navy, and I wish you all the best in your real estate investing journey!

@Larry Cersosimo, what is good cash flow is a great question to ask in the very dynamic real estate market and general economy. 

I grew up in the finger lakes and am intrigued by the price point, but concerned/unsure about the local economy.

Real estate is a tax law play and a local economy play.