The rental returns are greatly over exaggerated and many monthly Mgmt and other costs are hidden, under quotes or omitted in their promotion.Don’t trust RETA to do your own homework.  

I would avoid areas with no regulation unless you find a hidden gem.There are still many gems out there specialy in tightly restricted markets.  6 months ago we missed on a property that went up for sale. 

Oh one more tip, ask specific questions, like who is going to not say “yeah im great with communication” , be wary of this trap too because you want the PMs to focus on doing their jobs rather than answering 20 emails from each investor each week, time is our most valuable resource please don’t take up too much of it, when you say “yes” to something you are also saying “no” to something else (opportunity costs)Questions to ask:- what is the eviction process like after COVID 19 in your city (ask for details and differences beforehand)- what are the city rental regulations, what is the process to obtain a rental license, how would you rate this city compared to surrounding cities on difficulty with this process and working with landlords- how do you handle late fees and payment plans, if a tenant calls and says they’re going to be 5-9 days late but have been on time for 6 months what is your response- if multis - how do you handle tenant conflicts- why do they work in property management and how did they get there- if you could invest in any city in the state where would you and why (I love this question because it will tell you if they know where the most profitable areas are for investors and ROIs and hidden costs)- how is water/water bills handled in this city

I found this gem.

You may also know Winston-Salem for its historic involvement in RJ Reynolds's tobacco company.Now, how is this small town a hidden gem for investors? 

Another gem! 

Whether it was a hidden gem of a find or a seemingly minor hiccup that turned into a full-blown project detour, we’ve all got stories.I'm eager to hear what your most memorable house flip was like.

Also, that website looks like a gem for evaluating potential investment areas.

In our area it is slim pickings but we have seen a few gems come and go in the last few weeks and feel like we can find the right property if we can get financing. 

Fulton County has some real gems if you are willing to wait.