Deed restrictions are impossible to change without 100% of the affected lots agreeing to change them at least in west coast states and land use laws.. and that basically is impossible.  

Here are pockets I focus on for cash flow:West side - West boulevard, Cudell, Clark-Fulton, Jefferson, Bellaire-Puritas, Old BrooklynEast side - Fairfax, Buckeye-Shaker (the north side), Waterloo Arts District, Garfield Heights, Maple Heights, Newburgh Heights, Lee-Miles (the north side), BedfordHere are the areas that I focus on for appreciation:West side - Lakewood, Edgewater, Old Brooklyn, Ohio City, Tremont (above 490)East side - Buckeye-Shaker (the north side), Waterloo Arts District, Fairfax*I have a graded neighborhood map of these areas as well if you would like to check it out.

Double hell if your garages faces south or west, even if the door is insulated (most homes down here are not). 

West Philadelphia BRRR What made you interested in investing in this type of deal?

I own all of my investment properties here and work with a lot of out-of-state investors in both the east and west coast that love investing here for the turnkey and BRRRR opportunities that we have here.

However, the rents are slightly lower and could potentially wipe out your monthly cashflows with one major repair.As for higher appreciation market like West/East Coast, it's more expensive, but rents are higher due to a strong labor market, there will be a certain amount of demand for those markets, but the downside is that you will need to be creative by adding more values for the property.

I have recently started using Obligo in my property management company (MS Coast Rentals).Tenant move out is super easy.

Other key strategies may include finding homes with a lake or forest view, or near the clubhouse, south- or west-facing pool, the list goes on.Happy to chat about some ideas and learn more!

Last intel the Gulf Coast cartels are the worst.  

Maybe one of these: Bank of the West, Consolidated CCU, East West Bank (super easy, no doc), Red Canoe CU, Quroum FCU, Signature FCU, WAFD Bank,