Population growth, job diversity, and low DOM (days on market) are significant indicators.

If you are very conservative purchase a fixer upper so you can force equity and hopefully have a low enough payment so that you can LTR the property or even sell for profit should the STR avenue not work. 

I would search for a property that has a low interest rate Fha or VA loan.

I know the area like the back of my hand and believe Indiana has tons of upside to invest in.I came from a low-middle-class family of teachers.

I would encourage you to sit down with a couple of real estate salespersons and choose one based upon experience as well as knowledge of the area. 

I actually read one of your posts on this topic years ago, which influenced me to carefully choose the right market.  

I own a 200 year old house that has a very low cost of repairs and maintenance over the 4 years I've owned it.

A HELOC on your duplex or home offers flexible, low-interest financing ideal for BRRRR, with potential tax-deductible interest if used for property expenses.

There are several to choose from!

Many different strategies to choose from.What are you doing in Sacramento?