Nobody can pinpoint when the next downturn will be.

You will be able to pin point exact areas and types of people you are looking to connect with. 

Thanks for sharing your goals and positive energy.If I had to pinpoint one quick thing (rather than making a laundry list for you), I would probably advise a new buy and hold rental investor that......1) If you self manage, you will find some tenants have personal management issues; your goal will be to get them paying rent on time and following the rules (that is it).One thing I have seen in 13 years as a landlord working with tenants and few fun years on BP interacting with investors/landlords on BP is that we have a divergence and even a potential conflict brewing that a newbie can fall prey to.That is, the folks on BP are some of the most self motivated, financial savvy, and smart folks in the country but their tenants not so much, especially in working class or lower income strata (think mid level, "C" or below). 

@Caleb Barbosa this is a very subjective investing question, but if I had to pinpoint one strategy when starting out it would without a doubt be house hacking.

Without a major attraction or beach, it can be difficult to pinpoint where people may want to stay.

To pinpoint just rising rates, we have to look at the bigger picture.

See if PinPoint goes that far.  

Pinpoint marketing can find those deals, but build relationships in your area with investors and the rest will happen over time.

Once you've pinpointed a few areas, start doing your digging but try avoid getting into a state of "analysis paralysis" where you can't make a decision because of too much info.

I have an open-mind to go either way, I just need to pinpoint where I want to start, why, and what my goal in doing so will be.