Look at the statistics for San Diego appreciation.  

I'd like to know what are some key market stats that indicate which areas have a good, growing renter population that you all look for before investing in a rental property? Also, where is the best place to get that i...

@Harold Isaacs I look usually just at: http://www.zillow.comYou can find there many statistics for neighborhoods, cities and states.

The city publishes an apartment statistics page, found here: http://www.wichitafallstx.gov/DocumentCenter/View/24175That publication was during the high oil prices of 2014, but also during a regional 5 year severe drought. 

After a few like this, we got bold and began to do direct mail marketing to neighborhoods in which we wanted fixers or rentals.Wash-rinse-repeat.

The statistics on violence against Realtors is pretty high.

YES, only my opinion written in bold above.

There are also pockets in the area where appreciation is possible, too.I've never seen the statistics published, but my guess is that there are thousands of own-of-town investors, many of whom are from around the world, invested in the Memphis market.  

(I need to live in the next property so I don't have to pay 20% down)The part I bolded above is actually more than likely your biggest problem.  

MSA stands for Metropolitan Statistical Area, it is essentially the area around a city that is effected by socially and economically by its relationship to that city.