Our group works with a lot of investor buyers in both locations you mentioned.  

I am a realtor, investor and own a construction company located in College Station, Texas (home of Texas A&M.) 

Conveniently located just minutes from the interstate, this home offers an easy commute to Bangor and Newport, while Etna Pond and its public boat launch are just a short drive away.

@Christina Galdieri Sorry, the actual location doesn't matter.

As I am new to this and looking for cashflow using rentals, one key aspect of this investment is to ensure that the unit rents out quickly and while I do understand that cash flow to begin with might not be attractive, it can be a good investment in the long run if the location is right(as appreciation also kicks in).

@Kaleb JohnsonRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

One location and 4 rents How could you go wrong 

Seeing as they are $45-80k properties, we know they are not in good locations which means you should pad your budget more and expect expenses to be higher than normal. 

Location Location Location.Good Luck!

Now we're seeing investors pouring money into buying Class C rentals - but, many are getting burned.In our experience & opinion, the main determinant of property Class is not location or even property condition, those are #2 and #3.