Realtor /Investor here from the Chicagoland area and SE Wi.  

I hail from Tigard (just SE of Portland, still in metroplex), but recently bought a new primary residence with my wife in Lake Oswego's Mountain Park neighborhood.

While gun owners are not a protected class per se, I found some cases of tenants filing suit against HUD and other PHA that banned firearm ownership.

In your situation as you describe it I would look for high rents vs. purchase price, think fixers or the non-judicial foreclosures they sell on 5th and SE Hawthorn. 

The greater Fredericksburg area is on an upswing, per se.

I do MTM (month to month) leases right off the bat, so there's no annual lease renewal per se. 

IF YOU EVER SELL.I also want to mention that other than 1031 Exchanges and capital gains exclusions, when heirs inherit property (not sure which properties per se), they can also get a stepped up basis, eliminating the huge tax that would have been due had the basis not been stepped up.

I haven't given a move-in gift per se, but to entice applicants I advertise either 2 weeks free rent or a $250 Best Buy gift card.

From the guy screaming at the workers to the workers being subject to the screaming, both are indirectly accepting "their roles" and stretching the amount of craziness they can put up with.Consider this, for most people television is a powerful idea, just grab a camera, get as few friends as "crew" and you will se how people change their behavior, for good or for worst.

I'm deep in a rehab in SE knoxville (doing much of the work myself so still have a couple months), but will be looking for some rentals to put $ into after I cash-out refi.