. * "It's a red state (land lord friendly)"* "rent to value ratio is attractive"* "growing populations, job growth and migration" I realize these remarks can be construed as anecdotal but they come up with frequency nevertheless.  

They tend to be in less desirable areas or attract lower quality tenants. 

Allentown is a great city, lots of jobs, great infrastructure, Close to many attractions, but its gotten too expensive.

@Jeff Ryers a background check costs money, so free is not attractive.Also, no application fee, in our experience, only attracts broke applicants, who turn into nonpaying tenants.Google PMCs in your area and check their websites for their application fees.

Leverage is the secret sauce that makes real estate so attractive.  

Given their proximity to a major attraction like Yosemite, these counties benefit significantly from the taxes generated by STRs, and from what I can tell have no intention of restricting them across the board.

Areas like Emmaus and Bethlehem Township offer attractive opportunities for house flipping, with their mix of suburban appeal and potential for growth.

I am working on structuring and getting under contract to wholesale my first turnkey, mid-2010s, 4bed/3+bath/2 car/~2200 sq ft hybrid (Subto+SF) deal in Atlanta GA that I need some help/JV on to get to the finish line.Why it's a deal:The underlying debt is attractive (~500k @ 4.375% ~200k equity at 0%/very low payment with long AM).

You may want to consider a local bank for more attractive terms. 

The question at that point is what are you really providing to the community that would attract donors?