If you are looking for more appreciation and can afford to cover a few hundred dollars a month of negative cash flow then I'd recommend looking at Gilbert.

After the initial inspection we sent a response to the inspection asking for $21,500 in seller credits to cover the roof and furnace (both needed replaced). 

I just saw that Antonella Parra Gonzalez, a third-grader at Harris Elementary School in Gilbert Public Schools, recently received the Arizona English Learner Students Success Story Award.Here in Austin, many investors are asking me to set up searches in Eanes ISD, Round Rock ISD (that also cover some homes within the Austin city limits), and then of course Leander and Lake Travis ISD.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

My business partner and I financed the deal for 1272 Lakins Rd entirely with cash, covering both the purchase and all renovation costs.

But also, since you're covering several markets, you're not forced to have to buy at extreme prices for land or wait for availability. 

Do you happen to have an HOA covering the neighborhood?

It took about 5 years for my assets to start covering my expenses.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

I also cover the yard maintenance so it always looks nice.