If you are looking for more appreciation and can afford to cover a few hundred dollars a month of negative cash flow then I'd recommend looking at Gilbert.

National debt is to high, we couldn’t afford higher interest rates.  

You might decide that you absolutely want to own your own residence there and I assume you can afford it since you already own properties elsewhere, likely in beautiful Hawaï.

Zillow Senior Economist Orphe Divounguy nailed it when he said mortgage rates have a massive impact on affordability.

Quote from @Isaac Terry: I was looking at homes in Akron & Clevand, they are affordable but since I'm out of state I'm not sure about pulling the trigger on investing. 

In Philadelphia the fundamentals are strong: leading industries/employers are in the Education and Medical fields which are known to be stable, proximity to NYC and DC, national airport, port city, affordability compared to mid-atlantic predecessors.

That has driven a lot of DFW investors to our market but it's still relatively affordable for investors to get started here. 

There's a post right above mine from a lender... there's always a lender offering $$$ even when people can't afford it. 

I'm eager to learn about how to find and fund properties that help my family financially and my community with affordable/reasonable dwellings for young families and newlyweds.

For southern states, you might want to look at smaller markets in Alabama, Mississippi, or parts of Tennessee and Arkansas where properties are still affordable and cash flow potential exists.