I suspect maybe something like Hagerstown or Cumberland, which yeah are Class D like markets with declining populations, high drug problems, no strong job base which leads to non paying tenants.

@Zack Whiting - You are in a top tier market for investment properties!

With rates where they are, I'd expect you don't plan to be in the mortgage for more than 3–5 years (maybe less) depending on where the bond market goes. 

If so, I would appreciate hearing your thoughts and experiences regarding the local market, investment opportunities, and overall outlook for the area

Quote from @Kaleb Johnson: The issue is that you cant cold call people in New York  You cant cold call but you can definitely do SMS marketing and find your ideal sellers for wholesaling.

Quote from @Kishan Purohit: @Heath D WallaceTo get this deal to cash flow, you could look into increasing the rent if the market allows or reducing operating expenses, such as lowering management fees, vacancy rates, or insurance costs.

Hey @Paul LaValley welcome to the forums, and phoenix and Tucson are great markets, what makes you interested in those markets specifically?

That seems to be harder in Cleveland than in our other markets.  

But it really depends on how good your marketing is.

We do them here in Phoenix market.