The area you've drawn here contains portions of Cleveland, East Cleveland, Cleveland Heights, Euclid, and South Euclid (touching on zips 44106, 44112, 44118, 44121, and 44117) and seems far from sufficiently homogeneous to make it one single area as you've drawn it (assuming price is your only driver).

The market still has lots of room for appreciation as well (for instance, many houses are priced at or below replacement value) but I don't consider that to be the primary driver for most investors in the area.

This could partially be due to key net drivers such as increases in mortgage interest rates and as you mentioned, minor positive population growth. 

It’s ok if you’re non owner occupant. https://www.columbus.gov/str/You’ll need a background check, tax letter of good standing, insurance, pay the permit fee + application fee, drivers license, and submit application to the email in that link above.

Choose markets with tourism as a strong economic driver.

When applying for permits we had to show proof of the lease, copies of the tenants drivers license, tenant bills with address etc. as well as proof of parking spots with illustrations and google map images.

Come to Columbus, there are still 1% deals, but the more attractive part is the population growth and other economic drivers! 

If not, we’ll need to have one ordered for you.Entity Documents (NEEDED FOR PREAPPROVAL):LLC/LLP i.Copy of Articles of Formation/Incorporation ii.Copy of fully executed Operating Agreement/Partnership Agreement (all pages & amendments) iii.Certificate of Foreign Qualification (if applicable)Corporation i.Copy of Articles of Formation/Incorporation ii.Copy of fully executed Corporate Resolution designating authorized signer(s) for the Corporation iii.Copy of fully executed Corporate Bylaws iv.Copy of stock certification v.Certificate of Foreign Qualification (if applicable)Identification (NEEDED FOR PREAPPROVAL): Copy Driver’s License or Passport for each Guarantor.Experience – Last 8 Settlement Statements (NEEDED FOR PREAPPROVAL): A big portion of how aggressive we can be with our terms is your experience.

@Bobby Paquette- This isn't a traditional BRRRR by any means, but I'll share anyways.Purchase price: $109kTenant-occupied at purchase paying $950 / monthFinanced with: securities-backed line of credit @ 2.49% interest-only fixed for 7 yearsMonthly interest payment: $250 / monthA year after purchase, a drunk driver drove into the property, causing $107k worth of damage.Luckily, no one was hurt and the insurance covered all damages.The existing tenant moved out.After the insurance-funded rehab, the property was worth $160k.New tenant moved in at $1225 / month.I haven't refinanced out of the line of credit financing because I'm hanging on to the 2.49% fixed rate.This was in Independence, MO.

When I say ALL else being equal, that means:Purchase PriceScope of workFinish selectionDemand drivers of each neighborhoodContractor availability (busy contractors often quote more)