As a PM and a fiduciary to my clients I use a more complex software than most self managers use and also employ a live revenue manager to scan my local area. 

For my first property I'm going to use the BRRRR method and from there keep growing my portfolio.I used BRRRR to grow a "medium" sized portfolio in and around Atlanta that I am very happy with. 

It cost $25 to go from inactive to active status once you have an employing brokerage and upload your E&O insurance.

I do not think this is a one size fits all answer and there are times where private lending is preferred over traditional financing.

I'd also look at other things like the size of the home (and rooms), layout and size of the lot. 

I have also seen solid LTR outside CH biggest focus is on the property itself for sqft, GLA, and lot size.

Tenants are typically blue collar and many of them are recently employed by the recent boom in logistics and warehousing that is going on in the area (link below to a video I saw on Twitter that actually calls out Eastern PA warehousing as a desirable investment).There’s definitely a decent amount of investment going on and I’ve seen prices jump even in the past few years so competition is growing as people catch on.https://youtu.be/Yvi4MPHcwj0

Look for places with population growth and employment boosts.

This would come from any past employer 401k plans you might have that you can rollover to your self-directed Solo401k and utilize for investments. 

This seems like a potentially profitable strategy given that the factory is supposed to employ 6500 people with good salaries.