I have stuck to west side of cleveland (44111 and 44135 plus Parma) and have stable returns.

.), but I have had some real challenges such as just yesterday had a tenant OD (and pass away) in a unit, as well as not one but two kidnappings last summer, a tenant who’s son got shot in the face in the parking lot, some stabbings, countless fights and arguments and cops at the building and of course the missed rent payments (tenant portion of course which is only $50-100), and much higher turnover rate than my non-section 8 units just because folks who can’t afford rent generally have less stable lives and move/ are involved in crime/ go to jail/ fall off the wagon/ have incidents of domestic violence/ revert to homelessness etc. more often than other tenant classes.

Hampton Roads is home to so much that makes it a stable area to invest in real estate.

Often you have the choice of being in a protected first lien position for 8% return or an exposed 2nd or 3rd position for, say, 10-15% return.Remember, you can always buy a tax-free CA municipal bond - the most boring and stable investment possible, pretty much - and get a 4% return while paying zero tax. 

Create a stable income first and then start investing for long term wealth.

Refinancing after the 5 yr term shouldn't be an issue as long as   the rental income remains stable.

@Drew Brown  Most of the investors like the starting price point and stable rental market

You should point this out to potential clients/investors/partners, your clients will be your top priority and you will crawl through mud, scale barbed wire fences, go behind enemy lines and do whatever it takes, if they work with you...it's part of the reason the larger well established brokers always have a stable of young agents, youthful enthusiasm!

Stable and steady?

buying the wrong properties to start with in the wrong areas.. low end that look great on paper.. but the tenants are sporadic at best move every year almost always.. and when the house does go vacant they get vandalized  condensers stolen that's what cost in some areas.. to fix that I think you just need to buy at the top end of the rental price ranges so you can attract that long term stable tenant..