I've picked up several really good deals because a tenant operator ran the business into the ground to a point where the property owners just wanted or needed out. 

So - somewhere 2 hours away, or somewhere you like to vacation in, or where all your family lives, or where you plan to move someday.Too many people are trying to do exactly what you're doing - pick a market based on a formula - and they end up buying a random 'cheap' property thousands of miles away, turn it over to people they've never met or even spoken to, and then... lose money.  

I live in Gilbert and own 5 rentals here, but I also help other investors find, analyze, buy and manage properties all over the valley, and Casa Grande is a top pick from some of my other investors.

All-In Costs & Profitability-ARV: $450K-Purchase Price (financed): $170K-Repairs: $150K-Holding Costs & Financing: ~$20K–$30K (insurance, taxes, utilities, interest, etc.)

And THEN, the same $1 fee is required when doing a transfer to pay me their utility bills, so then I discounted those by $1 too.

And North Carolina at large has become a popular pick for both investors and relocators over the last half a decade or so.

I don’t really have an interest in House hacking if long-term rates are $700 a month incl utilities for a bedroom. 

It’s great that you’ve already identified zip codes like 73128, 73170, and 73135; they all have unique advantages worth exploring.I agree with the earlier response—73170 and 73135 are solid picks.

Hi Dave, welcome to the real estate worldCollin, Denton, and Grayson counties are great picks with growing demand and strong rental potential.

I'm thinking I'll try out stressa and baselane for a week together and pick one.