You should note that the abundance of low value properties that were readily available over the last couple of years are really drying up as the real estate market has rebounded.

Solid stable tenant, but discounted.Now, market has rebounded.

I do not get much appreciation on them compared to my single families, though I did have one that I previously owned go up in value 50%...but that was a factor of buying it near the bottom of the market and then having the price rebound.

It can go good for awhile then take a turn for the worst for then it can rebound, It's a never ending cycle. 

Luckily my new job paid enough to cover my new rent and the difference in the mortgage, I have written off some serious losses from my personal taxes bringing my effective tax rate down to about 18%.Moving along... after 9 years, 2 refinances, and a renegotiation of the purchase price to settle the 2nd mortgage for a fraction of the amount I owed on it (most other homes on my street went into foreclosure so my builder was happy to accept any money for the second mortgage), and the market rebounding to above what I originally paid for the house I have some serious equity in it.

I think Cleveland would be a great first step since it's relatively inexpensive and on the rebound.

Value was down at that time  1 year after the sale but has definitely rebounded since '08.I'll check with an attorney to confirm the SOL on this commercial loan, but if you have any insight or previous experience, I'd love to hear it.

An initial hit and then it will rebound.  

(Link to PDF at bottom of article)https://www.cpexecutive.com/post/yardi-matrix-indianapolis-rebounds/

I did  observe that these neighborhoods were the first to rebound in terms of price after the recession – almost immediately-- and are seeing significant appreciation.