There are several ways to find out which cities/areas cash flow and get a good idea of things like market rents, ARV potential, and future appreciation.

Quote from @Don Konipol: Everything is good, wonderful, well worth the money, an investment in your future, member of a tribe, the networking alone is worth the money, yada, yada, yada.  

You have to come to the table (a future deal) with funds to get the ball rolling.

Additional Resources to check, 'FYIs', in case you want to learn more about rezoning in the future)-Look up your address on the city's zoning map here to see how properties in your immediate vicinity are zoned.

I'm currently building up capital for future ventures and properties that I find on market, as well as attempting to find the best brokerage where I can work under an individual who is already more established.

Keep in mind, there are scenarios where you can use creative financing or OPM to get that duplex in the future.

@Jordyn Ohs pay off/down your Heloc aggressively and/or look into DSCR loans for future acquisitions.

After some additional research we have decided to focus on the aforementioned markets, but I will keep you in mind if we decide to look at Columbus more closely in the future. 

I'm trying to start off with something closer to Houston as my first property, but will keep College station in mind for the future. 

We are hoping for a future that would include developing a co-op.