My hubby and I invest in Nebraska and manage by ourselves.Thanks again!

@Todd Fithian I actually think Moreno Valley is on the upswing, it used to be North good South bad but it has transitioned more to the outer rim being good and the inner core being a bit rougher because there is a lot of newer and nice developments especially in the Southeast. 

Hello! I am looking to connect with investors doing deals in Garden City, Dearborn or a neighboring city.

Most people buying homes are not biggerpockets.com members, do not know what a cap rate is, have never heard the term "you make money when you buy," etc, so they offer at prices that might not make sense for you if you're trying to check all the "rule" boxes (50% rule, 1% rule, etc) that treat San Diego like it's rural Nebraska.

I would say the South East has some great potential.

The mid-west, mid-atlantic and south east states can be good for cash flow.

I see that there is still plenty of potential and room to grow in the southeast region.

Thanks Dave, never thought about asking the tenants  about heat in the winter, good advice for here in nebraska. ( there is a house split into a big MFH that is new on the MLS, says it has steam heat so I bet he doesnt wanna hold through winter for a reason). any one else have any advice on buying SFH's split into MFH's?

Southeast Memphis in the 38125 and 38141 areas are pretty good. 

She's been featured in numerous magazines and show houses around the southeast.