If you prefer rentals in B or B+ neighborhoods instead (mainly for higher tenant quality, lower crime rates, and better long-term appreciation potential) and don’t mind broadening your search beyond Huntsville, other more affordable locales in Alabama—like Birmingham, the state’s largest city—could be a good fit.We’re active in suburbs on the west side of Birmingham like Adamsville, Forestdale, Sylvan Springs, and Pleasant Grove, and a good portion of properties there meet the 1% rule.

Backup alternative in this area is redevelopment to condos if an owner preferred that route.

I prefer local investments as it allows me to self-manage and avoid management fees.

I prefer the East Coast(I'd be open to maybe the Midwest as well).

They will also contact you if any repairs exceed $200 (I'm sure the threshold is negotiable), but will otherwise just take care of it (with their team, or your own if you have folks you prefer to use).I don't know what their contract actually states though so I'd want to look at that more closely.  

My question is how do I bring investors to the table and have them interested in the niche.

@James KhailSounds like you've boiled down your options to:a) in state property with tenant-friendly regulation, self-managing in a low-income neighborhood with possibly higher turnoverb) out of state property with less landlord regulation, professionally managed, in a nicer areaIt comes down to personal preference and your time value 

I'd prefer to use established tools for analysis rather than starting from scratch.

I also prefer not to use a management company, as I don't want them cutting into my profits.My long-term goal is to generate enough income to live comfortably and eventually build a real estate empire.

I prefer my method because with the $800/month estimate you might buy a property believing its a great deal, BUT sell it after several years having made negative cash-flow.