Also you can’t squeeze blood out of a rock or water or whatever it is you squeeze.  

Indianapolis, Dayton, Middletown, Columbus, are all great spots to buy an SFH or MFH 2-4 unit.

Then once you know values and numbers of your market, then you can start to spot opportunity.Go to local RE meetups.

Or for it to be a generational vacation spot? 

Hi John- they seem to be in a tough spot related to the Synapse Financial bankruptcy- they've essentially suspended operations and are trying to sort through the mess.

Best thing to do is be alert and try to stay away when you spot potential sign of trouble coming your way.

Eventually, you will see a property pop up that is an outlier in your favor, and you will be the only person who knows that market so well as to be able to strike quickly.The 1% rule had a value at one point, maybe as a screening tool, but it could never compete with the specialist who has done the reps.This is spot on. 

You can definitely integrate Zelle/Venmo into your systems but there's easier ways. 100% agree with this explanation BUT I think there is a sweet spot not mentioned. 

Quote from @Eric Prescott: Yes, I understand that appreciation often means less cash flow and good cash flow typically means weaker appreciation, but there is a sweet spot where there is decent appreciation and sufficient cash flow to cover expenses so that the property pays for itself, and that is what I'm honing in on. 

Both are well kept, in a prime spot, with great rental demand.