I think what you're really asking is how to identify good value areas where rents may be trending upward but the prices still remain relatively lower.An important metric is tenant household income to rent ratio.

The principal was a mortgage broker with no experience as a note INVESTOR2. 10% of the capital raised was going to “expenses” before the remaining 90% was invested3.

No state income tax.3. property tax's some of the lowest in the country.4. quality of construction most homes are built with stucco and tile roofs and desert landscape compared to much of the mid west rust belt were its very common to be looking at houses that are 50 to 100 plus years old. and yards grow fast  snow sleet ice all take more wear and tear on your units.we do a lot in most of the mid west rust belt states. the prime motivation is price point and rent to price ratio for those aspects they are the best.

Do a 1031 exchange and buy two replacement properties - one for $250K cash and one for $250K using the remaining $50K of proceeds as your down payment.Once this is done your 1031 is complete. 

Dropping your rental rate and remaining competitive in the market, will attract the right tenant based on your initial application and screening requirements.

I went to every one of the 65 hearings myself and got 61 properties lower and 4 remaining the same. 

I wanted to offer him about $50K over what is remaining on the mortgage and go through the 60-90 day process to assume the existing mortgage.

Hello @Matt PowersThere are REI opportunities in different markets - markets in the Midwest and Southeast of the country are great - where not only are the purchase prices reasonable for most RE investors, but the homes are turnkey (new builds or completely rehabbed homes, tenant ready, systems 10 years of life remaining on them, property management teams in place) with appreciating home value AND appreciating rent with promising passive cash flow.It really comes down to investing in a growing market, in a good neighborhood & building a great team to support you.

Quote from @Wale Lawal: @Damian WalkerAs a real estate investor, it’s your job to find motivated sellers every possible way you can.

Any luck on motivating realtors in the area to actually get operating expenses/lease agreements for Jackson County specifically George?