Gastonia, NC and Rock Hill, SC which are both in commuting distance to charlotte are good markets to be in with great demographics.

I'm currently in the process of finding my next deal and I've been looking at Memphis and Little Rock for strong cash flow markets.

With the amount of money floating around now, it would be hard to toss a rock into any of these and not hit a legitimate lender with whom you can have a real conversation.

I'd avoid anything that will grow as tall as the windows, except something like boxwoods or yews that you'd trim.Just as important as the plants is whether you use rock or mulch. 

My wife Katie, being a rock star real estate agent and house flipper, lent the Schlag's some of her expert design advice.

B and D obviously have higher equity pay-down, but smaller cash flow. 

Most people I work with live in primary markets (as opposed to Birmingham, Atlanta, Indianapolis, Kansas City, Memphis, Little Rock, Jacksonville, Ohio, or other secondary or tertiary markets) where the Rent-to-Value Ratios are under 1%.

I can't speak to other parts of the country, but Jacksonville is rocking along.  

Jeff if you have the money it would be best to pull the band aid off and reno everything at once and then get market rents.If you don't have the cash in hand I would raise rents a little and build up cash reserves.

I've learned a lot but of course there is always much to learn.I own 7 SFR rentals and am looking to scale, so I'm entertaining the idea of making the jump into some multifamily investing.My properties are in North and South Carolina, and in C+/B- and better areas.