Since you’re still figuring out where to invest, look for areas with strong rental demand, good schools, low crime, and potential for future growth.

Anyone know of one?  State Farm just told me I have too many houses and have to move on. 

Look for a location with low crime, then look for the neighborhoods with the best schools.

Tenants are stable long term residents, and property is located in a desirable school district.

One of these is at 4243 Leidy Ave., a boarded-up rowhouse across the street from an elementary school in Parkside.About a year before DDH Fund bought that house in September 2016, street-level images on the city’s Atlas property-data website show that its windows and doors had been intact.

Investors should keep an eye on its growing infrastructure and amenities.Huntersville: A family-friendly suburb with excellent schools and amenities, Huntersville is a solid choice for long-term appreciation.Davidson: A charming college town, Davidson offers steady appreciation and attracts higher-income tenants.Belmont: This small town near Charlotte offers more appreciation potential than cash flow, driven by its desirability and quaint atmosphere.Neighborhoods Offering Both Cash Flow & AppreciationConcord: A tricky yet rewarding market, Concord can provide both cash flow and appreciation.

It’s less than 15 minutes by car from two major universities (Towson & Morgan) and just a 7-minute walk from a shuttle that services both campuses.I plan to rent the property by the room, targeting mainly college students due to its proximity to the schools.

I went to high school and college there. 

However, prices on $1M homes haven't really appreciated all that much and we are looking to move to something much smaller near where our kids go to school. 

My wife and I own a single-family home in a top school district.