Chapel Hill is notoriously difficult to build in, especially compared to Durham city.

[Biggerpockets] is notorious for the no and no money down niche, but you really need to have a good financial runway prior to investing otherwise you will lose your bottom when it goes sideways.Read all the usual books.

Lastly, tenants are notoriously bad at budgeting, saving, and managing cash flows.

If you have an area of town where schools and/or crime is notoriously bad, would a section 8 tenant with children choose to live in those neighborhoods when they could live in another area for the same amount?

Turnkeys are notorious under-performers.

Unfortunately, CA is notorious for being land-lord unfriendly in its laws.When the previous owner took over the property just a few years ago, it was a short-sale transaction and he had to get rid of squatters and other nightmare tenants that weren't paying rent.

I'd recommend looking more into the areas that are seeing the rapid appreciation that San Antonio is becoming so notorious for.

Homes here are already notorious for foundation problems due to the Texas clay.

Gas stations are notorious for contamination issues.

Recessions and how strong they will be are notoriously hard to predict, but if a significant one occurred in the time period you've listed, that changes a lot...