I always find out my mistakes after I post them .... sheeesh you would not think I had a MS ... or finished college right now :P

If you lend in Mississippi please let me know... still looking for a lender!

East of the Mississippi River the entry prices are lower and cash flows much more freely than in the west (generally speaking). 

Big Timber left Portland long ago moved their head quarters down south.. think LP Boeing has been moving out of WA for years  think Chicago and new factory in South Carolina.the deep south saw huge influx of car manufacturing even the lowly state of Mississippi got the big Nissan plant 25 years ago..

@Gloria N Gear Hello Ms.

I live in Dallas have my real estate license and invest throughout Texas, GA, and MS.

Mississippi makes it tough with a declining population and not much appreciation. 

Hi Wes, I started investing in Jackson Mississippi because the cash flow was amazing and I feel good about my property manager.

If you are looking strictly for cash flow I would think that the midwest and south (specifically GA, MS, AL,TN) would be hard to beat.  

I live in Columbus OH, and have invested in in different states like TN , MS, MD, OH etc..