-On the micro-scale, I like to buy near military bases or similar government employers, and also near transport links.

In Calif, code requires a pool to be enclosed and to have a lockable gate, but for a rental, NIX it.  

The biggest problem in the region is the ability for the seven cities to get along and have a cohesive approach for growth and transportation to link it all together.

I think of Quincy as pro-growth and there is also great transportation there.

Purchase price: $350,000 Cash invested: $100,000 Fully rented quadplex on quiet street in Ewing NJ near shopping, restaurants, schools and transportation.

You can still find cheap properties and the rents are strong relative to the cost.I like to be in a 3 bedroom about $35k acquisition and rehab which will rent for $675-750 ($675 Section 8) which gives me around 15% cash on cash return after taxes, insurance, vacancies, repairs, etc.Compare this to Martinez, Evans, or West Augusta where you will be lucky to find a 3 bedroom fixed up for less than $100k and the rents are going to be $800-1000.Of course this doesn't take into account leverage or appreciation and the South Augusta area is "less desirable," but I believe the sweet spot for single family rentals is the "blue collar" area with strong employment, good public transportation, and solid homes built after the 60's.Be mindful this model is purely based on cash-flow and I do not consider appreciation.  

An another landlord had to send a pre-paid Uber card for the tenant to show up to the court because the tenant said he did not the transportation.

I invest in NJ, particularly NYC direct transportation.  100K is about how much I put into my first deal.  50K down 50k rehab. 

The location is awesome even if public transport is not direct.

We fully renovated this beauty from head to toe, we enclosed the front porch on this house To create more square footage and we also added a bath.