For someone that's not as conservative, or a different view on the cycle, they might have a different opinion than me on all of this.2) Sponsor quality check: (takes about 45 minutes per deal)I believe that a great sponsor can take an average looking deal and make it great, and that in mediocre sponsor can take a fantastic looking deal and make it bad (especially if there is a severe recession).

I’ve found that there is a great market for high-quality tenants in Dothan.

Zillow is typically the best quality leads in my opinion.

The nicer the place looks, the more likely it will attract quality renters willing to pay market rate.

--------------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a Class A property in Class D area, what quality of tenant will you get?

Learn together when you can or leave some links when you find something good so that it is a shared activity.There are so many posts about the metrics of a deal, or the qualities of the asset, but those won't matter if you put your relationship in the middle of your investing trajectory.

I've found quality pieces from all these places at decent prices. 

@Rick Baggenstoss Yes, i have seem some quality property bid up almost to retail. and it is always the same 5-6 bidders that you see dominating the winning bid.

The post about asset quality should not be overlooked. 

From a quality of life perspective, I've been considering Georgia and the Carolinas.