However with good property manager and not a slum type tenant they pay like clockwork as they are 50-65 years of age lot of them working at grocery store or school etc.

Look for the oldest, ugliest and outdated property, great location, good school systems, resort area, etc.  5.  

The numbers on the deal are below:-$6100 PITI (5% down owner occupied)-$2600-$2800 monthly rent per unit-Off market deal near Richardson High School-Both units fully renovatedI would essentially be betting on the long term appreciation of the DFW real estate market as well as long term rent growth.

Schools Basically, anything that could bring a cash flow.

My Indy house in a nice suburb with excellent schools is appreciating and cash flowing but the CF is getting smaller with the property tax increases (17% with the recent assessment).

My mother in-law just got into art school (at 55, she's SO awesome) they need help finding a place.

I could give the town a shout to get a more dialed in number for the taxes but your right, NY property and school taxes are insane. 

What is interesting with these groups is they are all "old school" operators first and capital raisers many layers down.  

Pack and move a whole house, move your kids to a new school, find just as nice place with a backyard for your dog? 

I am co differing buying a VR to get into a school district for my son and it’s a good deal so I am comfortable.