Find deals that grow your net worth and cashflow.

Population growth >1.5% (based on https://www.nar.realtor/blogs/economists-outlook/the-nations-most-popular-and-fastest-growing-metropolitan-areas-in-2023?

I'd suggest investing in a market with a strong economic base and growing job market.

For my first property I'm going to use the BRRRR method and from there keep growing my portfolio.

As the deficit grows, so will the relative (but not real) value of assets.

Make a reasonable assumption (maybe expenses grow at the same rate as rent growth at 3%) and then add some conservatism somewhere in case you are wrong, e.g. if you think you need 5k/mo cash flow aim for 5.5k/mo or 6k/mo in case you were wrong in your assumptions. 

@Caleb Raymaker there's not a lot of OOS investors looking at Bay City, Flint or Saginaw.Decent amount looking at Traverse City area.Detroit and Grand Rapids get most of the attention.

Tenants are typically blue collar and many of them are recently employed by the recent boom in logistics and warehousing that is going on in the area (link below to a video I saw on Twitter that actually calls out Eastern PA warehousing as a desirable investment).There’s definitely a decent amount of investment going on and I’ve seen prices jump even in the past few years so competition is growing as people catch on.https://youtu.be/Yvi4MPHcwj0

I saw how fast the city was growing and decided to make the jump.

I would invest in Las Vegas since it has a growing population and very high demand for housing.