I read an article in Forbes that talked about how certain areas can transform quickly if the fundamentals line up.

And I can tell you u there will be some that read 20% and all that does to them is scream risk. 

I might also compare it to other markets..like Austin or Phoenix..where property prices have been shifting (from what i read in CNBC) but still show growth potential.

Then you can read a more in-depth book like The Book On Rental Property Investing by Brandon Turner or The Unofficial Guide to Real Estate Investing by Spencer Strauss.2.

I read an artcile in The Economist not too long ago that mentioned how smaller towns like Jasper can offer stable rental demand if you play your cards right...

Quote from @Austin Wolff: Hey Kegan, I published on article on BiggerPockets specifically to answer this question for people like you (and selfishly for myself):The 10 Best Markets for Your First House HackNone of the states you mentioned are on this list, however.

my thoughts exactly when reading OP’s 1st post.Quote from @Nathan Gesner: Quote from @Chris Seveney: I wonder what the OP's true motivation is for asking this question. 

I have been reading Brandon Turner's "The Book on Rental Property Investing" and have learned a lot but wanted to get on here and ask for advice from everyone.  

I remember reading about lots of trouble with private REITS. 

And now with rates being high, plus many areas overbuilt with new apartment buildings, I’d be careful with unknown areas, and also what you read in the media about “hot” areas, up and comers, etc.I was in a similar situation to yours a couple years ago.