I own in the Avenue neighborhood and feel it has the has the strongest prospect for growth. 

It’s not an area that you can say this zip code or this neighborhood is good or bad.

When you say you want to prioritize cash flow over equity, you want to watch out for people honing in on that and selling you "good cash flow" deals which will be in D neighborhoods and will come with high capital expenditures and harder tenancies.

I would invest in Sunrise Capital, but I didn't get the impression that they would accept $50K as an initial investment, which I always like to do to try out a new firm (for me) and to diversify geography and risk.

Appreciation, maintenance, neighborhood, eviction rate, proximity, condition, etc.

Depending how much of the neighborhood is a hot zone for renting rather buying, and which Property type is performing better than the other (meaning 1bd 1ba 2 floor renting out faster and much more consistently than a 2bd 1ba 1 floor), you can make your choice of those factors as well as other ones that impact your decision for what you wanna do with your investment.

We know that they’re building up, it's near a hospital and it is a good neighborhood.

If they Wanted to stay inside a duplex within class A+ neighborhood?

@Eyal Gorenhave you been to the house or the neighborhood? 

Here in Colorado, you need to have a real estate license, and in order to get your license you need to go through what basically amounts to an apprenticeship for two years (associate), before you can have your own firm.