But it’s been slow in April and May and it’s getting into peak season so I thought I would’ve  picked up by now.  

As far as picking a neighborhood, I would consider the vacancy rate and average household income.

This thread is picking back up here:  https://www.biggerpockets.com/forums/49/topics/698208-connected-investors-pin-tool?

Please make sure no matter which market you pick, you have a solid team on the ground picked out, and a good understanding of the market you choose before pulling the trigger.  

I generally agree with your categories and the areas you picked.

When deciding between investing out of state vs home hacking in Oakland, keep the following in mind.Oakland House Hacking:Proximity: Living in Oakland while house hacking enables you to maintain a close proximity to San Francisco, which might prove advantageous for property management and maintaining connections with the local market.Possibility of Appreciation: Property values in the Bay Area have increased historically, which is good for accumulating equity over time.Local market dynamics, tenant preferences, and potential obstacles might be simpler to comprehend when one is in a familiar location.Demand for Rentals: Oakland has a robust rental market, and you can discover good demand for rental units if you pick the appropriate property and location.Creating Local Connections: If you live in the Bay Area, house hacking can assist you in making local contacts with property managers, real estate agents, and other investors.Investing Out of State:Investing outside of your state may be more affordable and enable you to use the same funds to buy more than one property.A few out-of-state markets can have more favorable cash flow prospects in contrast to the pricey Bay Area market.Geographic diversity, which can help reduce risks related to market-specific variations, is made possible by investing in a variety of markets.Hiring a local property management business, which offers a more hands-off approach to property management, is often necessary for out-of-state investments.Remember, both options have their advantages and challenges.

any new twist to pick up a buck!

Once you have this team in place, you should be able to invest in any market confidently.As for picking a specific market - I would go after one with an increasing job and population growth.

Pick one that is commenting on your specific situation and DM them.

Pick a market based on the demographics, for example, and then get comfortable with what things cost and what they rent for.