Personally, I sold out of Kingwood Forest for Buy/Hold, but that area wasn't bad for flips (my observation only since I don't flip) a few years ago. 

But with all investments, it helps to observe investment rules that have been tested over time.Here are 3 investment property rules that are helpful in developing a winning strategy.#1 Defined Your Overall StrategyFirst, define your overall property investment strategy.

Double source income families are buying in safe areas in good school districts and family-friendly communities.This is just a theory I have from observing the market, which may be a whole bunch of nothing.

One thing I beleive is going to an auction at first just to observe.  

Have the neighbors observed anyone at the property Since the rent is paid up , I would not be in a huge hurry.

We maintained a calm demeanor and eventually his late night emails ceased; he must have moved on to another property and another landlord.But the point remains, and it is an observation made over an extended period: most of the queries that come from very late night tenant sessions on the internet lead nowhere and are often strange.

You need to observe the local markets ADR and Occupancy.

While my Baltimore experience is limited, I've started to compile a list of observations / received feedback and welcome any feed back/ comments.

These are typically unexpected but budgeted for based on general observation of what needs work and past property history.CapEx accounts for the replacement of larger, hopefully planned for items. 

What I have observed is that many landlords and/or tenants aren't familiar, oblivious and/or purposefully ignorant of these laws and regulations.