And even worse from out of city or state.My advice, do 1.

I'll just add a local perspective: North Atlanta ie city, Sandy Springs, or Alpharetta?

Hey Marcus welcome to the community, I work in the Kansas City area and could provide some value to your investing journey.

As always, DYOR (Do Your Own Research) The area has a mix of stable, long-term residents and rental demand—especially with Section 8 tenants—but it does vary block-by-block.Key things to consider are Rental Demand, Property Condition and Management (a local property manager can help navigate tenant screening and city requirements)It’s not as bad as the headlines make it seem, but success here depends on buying right and the right property manager.

Where are you with the city required Certificate of Compliance process?

Co-living I like a bit more because you have less money needed for furnishing a property and CO laws allow it in the major cities unlike STRs.

It is an amazing city with great people and plenty of opportunities in the real estate space.

I'm not from Alberta, but I will offer you a HUGE HELLO anyways from the great city of Nashvegas!!!!

There are wholesalers in every major city in the country and they are buying at 70% to 90% of value all day long, every day of the week.

That being said, there is a rather diverse property and tenant mix within Allentown, like there is in most cities.