And hydraulic is a force that's very extreme. 

Examples might include areas in the Midwest, Southeast, or Sunbelt regions.Multifamily Properties: Consider duplexes, triplexes, or small apartment buildings to increase unit count and spread risk across multiple tenants.Short-Term Rentals: If you’re comfortable with the management requirements, STRs in vacation or business travel markets can offer significantly higher cash flow potential than traditional rentals.Value-Add Properties: Look for opportunities to buy undervalued properties where you can force appreciation through renovations or better management.Decision FrameworkRun the Numbers: Compare the projected cash flow, equity growth, and tax implications of selling versus holding with a refinance or HELOC.

If you are willing to do some work, you can force appreciation, capture some equity, which boosts rent-to-value.In terms of areas to avoid, I would stay away from the East side, particularly anything along Post road between Pendleton Pike and I-74. 

If they don't work, walk away and don't try to force it.

I've consistently written about the forces of nature and her current and future effects on the real estate market (even while often being ridiculed and politicized on this very site for it) regardless: I personally moved and invested in coastal Oregon in 2018 from Venice Beach Los Angeles partly as a result of the trajectory of climate and have assisted several clients that specifically purchased on the Oregon Coast for their own 'climate havens,' investment and future retirement homes. 

The only thing propping them up and forcing them higher is our monetary system and governmental regulations that limit competition in the market place. 

It was great to get our heads in the game, and got us to move quicker to get a house (since we were basically forced to get a pre-approved loan in order to tour houses...).

Because you are forcing equity into the house you are sometimes able to pull back out the entire purchase and rehab process to return to your investor then you own the home with just the mortgage.

Quote from @Owen Maiden: Hello, I am looking for C class neighborhoods to invest in.

Markets like Cleveland, you only need about $130k for C-Grade duplexes.