Here in Colorado, you need to have a real estate license, and in order to get your license you need to go through what basically amounts to an apprenticeship for two years (associate), before you can have your own firm.  

You'll want to make sure it cash flows each month.

We acquire land years in advance through our network of real estate agents and wholesalers in the Jacksonville market.

Amarillo isn't a destination per se, but a tremendous amount of people come through here every day on Interstate 40 - about 100K cars per day. 

Or just any suggestions for the best bang for your buck areas that offer at least a little cash flow and appreciation ?

It also offers a chance to shift into something more passive, reducing the hands-on management that seems to be more of a hassle now that you’ve moved.That said, the rental income potential from your properties is worth noting, but there’s a limit to how much you can boost your cash flow, especially after already making significant upgrades.

I am trying to automate my data collection through excel.

Putting our cash flow at $1,525 on months with no additional expenses.

Otherwise, just go through all the local/regional banks.   

I am researching my first deal in town (a foreclosure), and hoping to slowly but surely acquire properties for cash flow and retirement security.