The best projects I've seen from my desk are folks who are doing hyper-targeted, well-researched deals that are generally in higher cost of living (there are exceptions) areas. 

Here’s our OPINION for the Metro Detroit market (use as a template for your target area!)

We have a few markets we target outside of California, but obviously if you want to stay close to home, Sacramento would be an ideal choice.

Durham tends to offer slightly better cash flow opportunities compared to Raleigh, especially if you’re targeting neighborhoods that are up-and-coming but still affordable.

Real estate agents, property managers, and contractors who specialize in your target market can save you time and money in the long run.

This is verified based on the good schools, department stores opening up (Costco, Target etc.) as well as verified investment from Jerry Jones (Dallas Cowboys owner) and the city to grow the population.

You could also try looking up money judgements filed against local businesses at the magistrate level and target them with direct mail or driving for dollars. 

As for the third target market, Sacramento is close to you, it's a state capitol, relatively inexpensive, two major universities, great local culture...

If you’re set on condos, ensure you’re targeting areas with strong rental demand and minimal HOA restrictions.Regarding an LLC, it’s great for liability protection, but it won’t necessarily give you tax benefits unless structured strategically.

Capital Appreciation StrategyInvestors who are looking for long-term growth may focus on capital appreciation, targeting properties in rapidly developing or gentrifying areas.