I went to school in Santa Barbara and moved from just north of San Francisco to live and invest in Reno, NV. 

The old school guys who work on historical properties are a good place to start.

@Carl Rowles as a public school teacher you may have a 403b which also sometimes offers loans!

Also something to note, I live in the North Fort Worth area and be aware that there is some school district drama brewing in Keller ISD that covers much of 76244 and 76248.

However, prices on $1M homes haven't really appreciated all that much and we are looking to move to something much smaller near where our kids go to school. 

Investors should keep an eye on its growing infrastructure and amenities.Huntersville: A family-friendly suburb with excellent schools and amenities, Huntersville is a solid choice for long-term appreciation.Davidson: A charming college town, Davidson offers steady appreciation and attracts higher-income tenants.Belmont: This small town near Charlotte offers more appreciation potential than cash flow, driven by its desirability and quaint atmosphere.Neighborhoods Offering Both Cash Flow & AppreciationConcord: A tricky yet rewarding market, Concord can provide both cash flow and appreciation.

If you rent to a family with kids in school, and they decide not to pay rent, you CANNOT evict them.

@Matt Powers  Have you done any training, schooling in real estate investing? 

I am currently unmarried, no kids and recently out of residency with six figures in medical school debt.

Since you’re still figuring out where to invest, look for areas with strong rental demand, good schools, low crime, and potential for future growth.