If not, stop assuming 2% appreciation, in any region of the country.

Any and all advice is appreciated especially from folks in the WNY region. 

Go with a local/regional one, you’ll get much better service.  

The current area we are living in is very expensive (Boerne, TX) and is a heavily deed restricted region.

Local credit unions, big 5 banks, regional, everything in between.

& @Eric Gomez I can shine some light on the Catskills region, more specifically west of Woodstock in areas such Roxbury, Margaretville, Stamford, Jefferson etc (ie Delaware and Schoharie county. 

However, it's wise to explore other markets as well, such as the Sunbelt region. which has seen strong population and job growth.Leverage vs.

It equates a significant dollar total, but not one that would put the regional lender under itself.

Which areas are good for doing investment property in Sacramento region . 

This could make first time buyers vulnerable many issues like inspection issues and just bad real estate practices.