There's a reason ppl buy blue chip stocks and a 4cap in a Class A area vs a 7+ in a Class C and penny stocks. 

Maybe take a look at Driving park and Northern Karns park, you could also mix in some Old Oaks and King Lincoln for fun.

So in your example being in Houston, this would be like rather than being fully paid off with a Garden Oaks investment house, you're putting 60% down on two heights houses + $15-20k of reno in each.

Chip Chronister leads that group. 

Intel is a great example, who is building the largest chip manufacturing plant in the US right here, and it will be a $20 billion dollar investment that brings a few new thousand jobs.https://www.dispatch.com/story/business/2022/01/21/intel-ohi...

North Linden, South of Main, Vassor Village, Woodland Park, MT Vernon, Milo-Grogan, Franklinton, Merrion Village, Hungarian Village, Southern Orchards, Driving Park, Olde Towne East, Franklin Park, King Lincoln, Old Oaks, Livingston Park are all but not limited to some areas in Columbus, Ohio I think will gentrify quickly and make for great long term buy and holds.

Low cap rates are like Blue Chip stocks meaning that investors will take lower returns because the assets have a good, low-risk, long-term outlook.Cap rates in multi-family have been driven down to absurd levels long before interest rates started to go up. 

@Eric Rice dripping springs and oak hill are great options!

If anyone who sees this knows a good real estate agent in the areas of Royal Oak/Clawson/Ferndale Michigan please send their contact info my way! 

@Caleb Heimsoth can chip in as he's had some experience.