My personal preference for a buy and hold would be an already established area (or an area that's still gentrifying, but has already seen significant progress). 

They also prefer not to move out since they are older and are comfortable where they are. 2.

Personally I prefer single family homes around that median price because that's where the most demand will be not only for owner occupants but renters as well.

I take it from your comment that your preference is to Ground lease?  

Apparently they take preferred interest in your company or have you sign a UCC cash flow agreement.

To be more specific about what i'm looking to do: My 1-2 year goal is to employ the BRRRR strategy with SFHs and Condos by buying distressed / highly undervalued properties that need work (preferably all-cash) in low crime areas with strong rental demand, renovate them within budget (again preferably all-cash) and get them rent ready before refinancing them at the highest ARV possible.

G'Day Alejandro,As a few have already mentioned, take a peak at Toledo also.In my opinion lower potential for long term appreciation but solid/"boring" cashflow.I prefer my portfolio to be "boring" but cashflowing lolLow entry points (Sub $100,000), high rents (Above the 1% rule).Blue collar working class decent folks that will stay and pay.Depending on the area but no derelict homes, yards well kept, cars with wheels and all tenants are employed.Plus, all are sophisticated enough to pay rent online so property management doesn't have to collect rents with bullet proof vests and shot guns lolI'm bias toward Toledo but it's worth considering.Wishing you much success

It still seems preferable for this generation of homes in St Louis area.

Obviously the numbers and location would determine which is the best option for me but these would be my preferred methods. 

So, what is my most preferred to least preferred, it all comes down to cost of capital.