I'm open to all suggestions regarding different cities that meet my requirements and would love to chat with some realtors who have local experience working with investors.  

Nothing wrong with negative cash flowing properties provided it meets your investment goals. 

Full disclosure: I am a flat fee Broker.If you find the right buyer, your total listing/brokerage costs could be approximately $500 (assuming the buyer doesn't have an agent, or the net price after their buyer agent commission meets your goal).

Obviously meet all safety requirements.

I landed on the numbers I did because that makes it cash flow nicely for the buyer in addition to meeting my goals. 

I had my first meeting with my accountant and she recommended NOT going with a cost segregation.

I just moved to Tyler and bought my first real estate property here and I just wanted to meet other likeminded investors in the area!

So, as an investor you have three paths to follow to try to “capture” the rare property that meets the above characteristics. 1.

@Jennie Berger The RS-3 Zone allows for Single-Family residences & 2-Flats as "Permitted Uses"; however, the RS-3 Zone still requires 2,500 sq.ft. of lot area per unit (i.e. 5,000 sq.ft. for a 2-flat) unless the lot meets the exception for the characteristic of the block as previously mentioned by Nicolas; then it can be reduced to 1,500 sq.ft. per unit in order to construct a 2-flat.

Rare do I hear of recommendations but I do hear people asking.I would think in any big city you think about, a visit to a local NARPEM meeting or 2-3 visits would be a great idea.