@Chris Kuropatwa If you're trying to stay in state, I'd agree with @Holly Barrett Also Blue Ridge!

I think there is a some considerable blue ocean in the 15-80 unit space for investors who function as operators and are willing to embrace the pain of being quite active.  

We meet on the 1st and 3rd Thursday's of every month at Oskar Blues in Downtown Colorado Springs.

We ALL know that when anyone mentions motivated seller leads I show up in a cloud of blue smoke.Yes, money money money.

Just got our offer accepted on our first property in Blue Ridge, GA!

Lee's Summit, Blue Springs and up North are strong areas too.

Decent blue collar area in south grandview.  

When you flipping a property, and you have all your ducks in a row,(wait for it)who gets the blue prints you or your contractor???

JD, my rentals are located in a "blue-collar" area where the tenant base is not particularly savvy in regards to electronic payments.

@Nicholas WecksteinEveryone has their own criteria they seem to use to label neighborhoods and I’m no different .Here’s a general way I think of the letter coding A - fine hIgh end homes no rentals a great place to raise a family upper IncoMe folks often gated community and most people are driving expensive newer cars B- nice houses with good landscaping.typical suburban famIly homes some rentals here and there no boarded up houses or rift raft walking around You’d raise your family here and feel safe virtually no crime nice cars good blue collar working class C- even split of rentals and home owners some crime older cars some boarded up houses sporadic crime people tend to stay indoors at night youd be sure to lock your house and car here most houses are older and many need repaired D- Lots of dilapidated houses and the ones livable look to need repaired .