Different strokes for different folks.

Cigarettes are a drug plain and simple.One of my brothers smoked like a chimney and had a stroke.

Unfortunately I am 60 years old now and do not have a job right nor and cannot walk yet because of a bran anuerism and a stroke a I had a few years ago.No matter what you select as a niche and am going to borrow some money get your financing figured out and get a loan letter before you start investing.  

I am making broad-stroke generalizations, that while can be disproved based on certain locations, generally hold true.)If you want higher initial cash on cash, low purchase price for a small multi family, and lower appreciation over time compared to other markets...then the Rust Belt is a good place to invest and @Remington Lyman  shared some zip codes for you.

Different folks for different strokes.

And it really depends on the buyer.I totally agree with Jim someone who is new limited capital etc.. this is about the worst thing a seller could do.. the idea of keeping a seller on the mortgage for years and years while you own the rental only benefits the buyer and is hugely risky to seller.for short term rescue flips with well capitalized companies that have the ability to stroke a check if needed to pay the underlying off.. these reduce risks.but hey that does not sell HOW TO BUY SUB TOO class's  right  its all about us the investor  LOL  

Account Closed while the "selling to myself" is brilliantly creative, you're going to give your loan officer a stroke trying to navigate the plethora of issues likely to come up.  

I'm painting with super-duper broad strokes here. 

Lots of investors are stroking their ego for making 15% returns, but on a market that's up 20%!!! 

As to stroking the ego, sorry I don't have one, I am too focused on results to give a damn what anyone thinks.