EnergyNo state taxesPro-businessPanama CanalPort citiesCoastal areaFarming area (farming was huge last year)Cheap foreign laborTech hub (Austin)Conservative politicsReligious coreHighway access (transportation)Centrally locatedYouthful and energetic (Austin, Dallas)Higher ed (UT, TCU, A&M, TSU, Baylor etcEducation (13-15 students per class)Cultural significance (New dream state)Affordable housing (American dream)Raw landSports (hunting, fishing, racing, NFL etc.)Theatre and artsPoliticsThis is not all inclusive but Texas ranks high or top in all of these areas compared to other states.

Factor in garages, yards, off-street parking, proximity to public transportation, school district, etc.....Good luck!

This is why I work at BiggerPockets and why I save everything I can and learn as much as I can so that I can invest in real estate and rapidly make that a dominant source of income.And, I believe that for many people starting out on this journey, this comes down to being smart with the biggest parts of their spending - namely housing and transportation.

My particular criteria: under 100K sfh or 2-4 unit multifamily in B/C areas that require light rehab, 5%+ cap rate that meets the 1% rule, properties close to public transportation and colleges preferred. 

A real estate agent with require that to show you opportunities.Start identify communities and neighborhoods that have strong transportation back to the City (Train & Bus)Evaluate the rents for 1,2,3 Bedrooms to match up with your search when evaluating properties.Let me know if you have any questions.Regards,Joe Scorese

If you focus on the following, you can probably reduce your risk and not have to worry about the area getting worse for a long time:-access to public transportation, job and population trends, rent growth, vacant housing stock in the area, quality of school districtFor example....If you're planning to invest in a town with one large major employer (say a manufacturer) and that employer goes out of business or has a mass layoff due to an economic downturn, it doesn't matter if you own single families or multifamilies......there isn't going to be anyone to rent your units or buy your property.  99% of the time, a diversified local employment base is better (or atleast one that has many employers that are downturn resistant - health care, education, government, etc.) 

People who are in the market for a home prioritized safety even over price when considering a neighborhood.There is also evidence that homes close to public transportation command higher prices.

There is regulation on transporting that kind of waist. 

@David Bateman - I am intrigued about exp realty but am wondering how that works - since I have all the rules fresh in my mind :) ...I remember that under Florida rules a sales associate or broker associate may not have an independent office of his own, must register under the broker, and can only work at the broker's office- which "shall consist of at least one enclosed room in a building of stationary construction

You can rent them out in the interim, but like you said, the areas that are a little bit rougher or farther from public transportation probably won't rent for as much just yet.