Since the population in these states is relatively small, many lenders avoid them.Face-to-face at local real estate clubs, found through Meetup, are your best bet.

For example, a 10% return (or reward) can be worth the risk if you are investing in a Class A single-family rental in a great market with an A+ tenant, but not worth the risk at all if betting on a 16-seed to make it to the Final Four in March Madness.Investors in mortgage bonds utilize the risk-and-reward framework when allocating how to invest capital.

Go to the source and I bet you get the answer quickly. 

I recognize that there are going to be sub-to that were owner financed at high LTV (>=95%) that barely appreciated, but it is likely below 0.1% of listings and the odds of it being an optimal investment purchase make the odds even longer.I would look at sub-to as potentially a way to get way below current rate loan and not as a low down option.  

I'm willing to bet money that there are some Bay Area people that regretted selling.Would run the numbers with different scenarios and evaluate this carefully, maybe with your tax advisor too. 

The Midwest and Southeast would be your best bet but under $100,000 is pretty challenging to find these days unless you go to really bad parts of town, which I would recommend avoiding unless you're a specialist. 

@Florencio Nayve Huntsville (Madison county) is your best bet in my opinion.

I think the best bet is to always use two reasons for rejecting an applicant (bad credit and a mediocre rental reference) unless truly egregious (i.e. a murder felony).

which i think is odd. 

Your best bet is to build relationships well before asking about investing.