This photo is of our first house we purchased for Sober Living in 2019 up in Marysville, WA, the town I grew up in. 

Some people seem to get locked in to one place they find, or a place a friend or family member is selling without really evaluating the available market.In a small town in East Texas I would think your biggest risk is a big player coming to town that can absolutely crush a smaller player. 

I personally like to buy in towns/neighborhoods in which no new builds are possible within 10 miles because all the land is developed.

Some towns in my area do not even allow homeowners(!)

I live in a popular vacation town in the mountains of Western North Carolina.

All the friends I trust were out of town or married, and I was done living with strangers. 

Every Week I scan the MLS, navigating cities and towns in South Florida that are friendly (and not friendly) toward short term rentals.

For commercial buildings, be very specific - price range, $/door max, unit count, unit mix, part of town.

What do you suggest when there are little to no tenants in this area of town that meet this criteria?

I'll be in town Jan 22-Feb 4 and would LOVE to meet up!