I want stable, new family formation areas, newer houses and thus fewer problems with drama/crime/repairs. 

I have experienced more drama with thunderstorms than tornadoes.

They also may have constant maintenance issues, late payments, drama, and other hassles.If you find a multi in a good location and maintain it very well, you can really do well.

This may sound harsh, but its lead to some interesting conversations and actually helped me form one partnership with someone who admitted they were new and doing just that.

Some of the responses are harsh, but they are eye opening.

I can share a ton more information about the duplex, the deal, and the drama if anyone is interested.  

Looks like the county briefly implemented some harsh tax regulations but then changed course shortly there after due to the outcry from ADU owners.

That way I don't have to deal with storing it all.It sounds harsh to start so early, but if you add up the days, by the time you go to file for eviction at the courthouse and start paying some big bucks, it is already the 2nd week of the month. 

if your going to buy rentals though I would follow Lew's advice to the letter.. buy top end and not bottom end.. nothing is worse in this life then dealing with tenant drama in my mind.I owned over 500 C class and low B class.... the greatest day of my life was when I sold that portfolio and put that chapter of my investing life to bed... at my age and I am over 60 the last thing I want to deal with is others drama and their financial problems.. which is what low end tenants are all about 90% of the time.

Not trying to sound harsh but you want your cake and to eat it to.