@Amir PortalFort Worth (Southside): Affordable entry points with growing rental demand due to development and school proximity.Arlington: A solid mix of price points and strong rental potential, especially near UT Arlington or entertainment districts.Focus on areas with rising population growth, job opportunities, and low vacancy rates.

Yeah, the Midwest and South have definitely stood out to me great mix of affordability, growth, and investment potential.

Prices remain relatively low, but appreciation may be slower.Monroe: A mix of cash flow and appreciation potential, Monroe has become a popular choice for investors, especially in areas where new developments are popping up.Appreciation-Focused NeighborhoodsBallantyne: A well-established area with high demand, Ballantyne offers excellent long-term appreciation potential, though cash flow opportunities may be limited.South End: A booming urban hub with a vibrant retail and restaurant scene.

If you could borrow in Japan that'd be sweet, since rates are often near or below 1.0%. 

I’ve had to widen my search radius to smaller suburbs or target properties needing light cosmetic work to make the numbers work.Value-add opportunities: Adding amenities tenants love, like finished basements or upgraded kitchens, seems to justify rent premiums in this market.Navigating the competition:Be creative with financing: Seller financing or partnering with other investors has been helpful to secure deals when conventional offers didn’t cut it.Work with local agents and wholesalers: They often have their finger on the pulse of off-market opportunities, which is critical in a hot market.For those new to suburban Chicago investing, I’d say the key is finding the “sweet spot” neighborhoods—ones on the rise but not yet maxed out in price.

I was looking there myself and curious what areas you would choose for a mix of cash flow and appreciation? 

Albany has a mix of appreciation and cash flow opportunities, steady rental market due to state /government jobs and colleges.I would love to help you out with your investing journey.

I use some mixed strategies to go on and off market, but I'm just generally curious what others are doing and finding that works for them?

They do everything from apartments to mixed-use to self-storage.

There is also a mix of snowbirds and part-timers from southern states who consider this home.