Are there pockets of growth or opportunities in the area?

If not for you and you prefer the traditional route, I would explore potential "up and coming" markets such as Acworth, Cartersville, and Douglasville, where the price-to-rent ratio is a little more favorable, and growth is apparent.

I have many clients buying the older homes in North Phoenix near the north 101 as they are 20-30 years old, in need of updates, but also are poised for the long term growth from TSMC and other business/economic activity in the area. 

I do have some investment experience and I'm currently managing 1 property, all the numbers are great and there's a good amount of cash flow and long term growth so I'm not a total green horn. 

Thanks,Jake For unemployment data and population growth, government sources like the Bureau of Labor Statistics and Census Bureau are reliable and up-to-date.

I want to take advantage of growth if possible, but also want to minimize taxes and fees (penalties).

@Mitch ProvostFrom my experience of working with over 400 investors, your property near Texas A&M in College Station/Bryan has strong investment potential due to the consistent demand for student housing driven by steady enrollment growth.

Then generally the best advice is to buy in the best area that you can afford, even if the cash flow isn’t as good in year one you will get more market appreciation in equity and rent growth in the better area.

Instead of paying into someone else’s property, you could be using that allowance to finance your own real estate investment.In Germany, you have access to a stable market with long-term growth potential, and U.S. service members and government civilians have unique advantages here.

While I find this the ideal way to buy more properties it also stunts my growth and I tend to lose patients.