I like Clarksville, TN because of the strong fundamentals, minimal volatility, and balance of cash flow and appreciation opportunities. 

If you want to put down a low down payment, you might not cash flow for a few years.And FHA for 3-4 units is almost impossible.

How much cash are you able/willing to put into a deal?

What are your priorities in terms of capital appreciation vs cash flow.  

Cash-flow is for "keeping the lights on" as in covering operational expenses to defend against any need for additional capital investment. 

Purchase price: $225,000 Cash invested: $15,000 Sale price: $288,000 Single family home bought through VA for our family.

@Damon AlbersSounds like these properties are in a class c area and your manager is not doing a good job vetting themBut this is not out of ordinary for c class rentals which is why people look at cash flow and be like wow but one $5000 bill can wipe out 4-6 months of rental income and properties never make money and rarely appreciateThis is why we do not do lower class rentals as stated cash flow vs reality are typically not close

I use it for expense tracking (which is great) and have been transitioning to rent collection/cash management.  

Consider cash-for-keys.

I won’t be touching the cash flow for many years, just looking for rent stability and some growth.Any thoughts or advice?