@Don Konipol  Don talk about a book on this subject by I think its Jimmy Napier which was written years ago But Don says its the bible I personally have not read it As I got my education working for a HML in Oakland CA and got on the job training as it where .He was a legend and I was very fortunate to find my way to his company and then eventually end up running it.

It's got train stops and checks the boxes for homeowners.

My home in a nice suburb (Hamilton County) with great schools doubled in value from 2013 to 2021..

Just old school grunt work. 

House have good layout, good area, great schools, price point was fair for that area.

Consider why someone would want to live there—proximity to work, schools, or other conveniences—and what amenities you can offer to enhance their experience.Key Amenities: Amenities can set your development apart.

These are the different properties that are included in the 1031 exchange requirement: commercial buildings such as offices, schools and different establishments that are important for the population, as well as single family rentals, multi family rentals, industrial facilities, and even raw lands are included in the like-kind.

I went to school in Michigan and worked in GR for several years, so I'm fairly familiar with the areas, but not as an investor.

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. 

You might get lucky and get matched right away but chances are, there isn't a fire happening right were you are at, and with the right home / school / budget, etc.