Another factor is buying something that generates enough monthly cashflow to pay for itself and generate a profit.

The appreciation factor is excellent.

Maintenance is a huge factor i know, and it was assumed earlier that it would be a major stumbling block for me because of my lack of income, which is not entirely correct i said i had a lack of provable income.

A plus factor is that it is just beside a school campus, students are preferably my target market.

Another great factor is the very low down payment of only 3.5% (of both the price of triplex and the repairs!)

If you can find something that appreciates, that's an added bonus but should not be the deciding factor in a buy and hold decision (although it can be a contributing factor).I would like however to hear more about your flip deals that you successfully completed!  

The lowest will be industrial, the lowest restrictions as that may allow noisy, smelly, smoggy, factories.

Also it is two blocks from a major factory in town (which is where I work during the day.  

With the showers/tubs for a rental, just a suggestion that we've found that is cost effective but still gets the "wow" factor is putting a standard surround for the tub/shower, and outline the top with a back splash,  much cheaper, and you won't have to worry about re-grouting!  

While working a full time 3rd shift factory job.