I've narrowed down the best return for my money in this market to a 2 bed/2 bath (with top tier amenities) - about 500 total 2/2 listings.I'm finding myself a bit stuck when analyzing why certain properties are making so much higher than the average listings when they seem to have very similar locations, amenities, style, flow of home, beds/# of people they sleep, reviews, number of reviews, etc.

Also in my experience it was a waste of time to send letters or any kind of marketing.

Additionally, Airbnb income during this period could generate steady cash flow, though market conditions and regulatory risks should be considered.

I was thinking maybe Houston because my boyfriend lives there and I’m there a good portion of the year as is, but I’m open to any good market.

What is the best strategy in your opinion to niche down on a target audience in any given market?

Would love to hear from folks with knowledge of the current market! 

You rarely will get both (at least not right now in this current market).If you want to explore different opportunities within various areas of the Valley, get a seasoned investor-friendly Realtor who is competent. 

A lot to take in with the Cincinnati market.

Hows the market up there these days?

I would absolutely counter with a price closer to market and see how they respond.