Good luck, you are a busy man with school, family and baseball.Likely your best bet is house hacking (if your partner and child are willing to share housing). 

The Midwest is probably your best bet for a number of reasons.

I bet people will not be getting paid their dividends very soon.

Best Buy also seems like a strong bet, but they only sell single-game machines.

I bet it looks very amateurish.

I bet they wait until January or February so they don’t have to pay the tax on those gains for another year (which is why we may be seeing less selling this month than in a normal cycle).

If your goal is to offset your mortgage with a house hack then Lowell would be a good bet, but if you're looking for a longer term appreciation play then the areas closer to the city would be better, although the offset from cashflow may be lower than what you're looking for.A good step for you would be to dig into specific areas more as @Lien Vuong noted above.

Your best bet would be to find a portfolio lender whose niche aligns with your investment strategy. 

@Shawn Tuma & @Chris KayVery difficult in today's market to cashflow putting 0% down:(5-10 years ago it was possible, but prices have increased faster than rents.Your best bet is to find a property that needs work, but will still pass a VA appraisal/inspection. 

To me, if you aren't at least maintaining 0 cash flow, you're betting too much on appreciation to the investment work.