Look at crime rates, school quality, vacancy rates, and rental demand in those areas.Talk to Local Real Estate Professionals: Connect with real estate agents, property managers, and other investors who are active in the specific areas you're considering.

Quote from @Zach Rumfield: This particular property might make for a good house for professors or staff at Delta State if anyone has connections to that school.

Make sure your listing highlights proximity to the base, schools, and other conveniences.Lastly, a personal tip: When renting near a military base, be prepared for quick turnarounds.

My kids are pretty settled in their schools and it would be hard to uproot them.

After 35 years I’ve developed a healthy respect for this business from the school of hard knocks.The day I’ve discovered this business is easy or simple will be a good day to retire.

Foreign investors ( primarily Asian countries) parking money or buying a 3 mil home for the kid to live while they go to school.. 

I like the idea of diversification of my investments and I love the strategy BAM has articulated: the focus on properties with below market rents in growing areas with jobs and good schools. 

Now think of this "work" as a combination of trade school and actual work.

Misinformation stating that the guru dropped out of school, was fired from his job, failed in his business startup, but when he discovered” the “secret” of real estate investing, met with almost instantaneous success7.

Since he doesn't seem to have been able to acquire that sense through the school of hard knocks, he's not going to acquire it through sweet reason spoken to him out of his landlord's mouth."