If you could BRRRR and time the interest rates well Otherwise, Buying a property that is negative cash flow without any forced appreciation or a clear short term upside(flip) might be described more as gambling then investing.  

Beautiful college town with plenty summer and winter sports making it excellent for short term rentals.

I'm not the biggest sports fan but I've heard that it is an experience nonetheless.  

Think Bike fests, Spring break, Conventions, youth sporting tournaments and so much more.

Sporting events, medical care (a lot of good hospital, Cleveland Clinic, etc.), anything else? 

@Alex Pura Any property cashflowing that negatively and you hoping for big appreciate is called gambling.

Stop hanging out with your deadbeat buddies that spend all day drinking, talking sports, and otherwise wasting away.

Have around (over) $1M just sitting there in cash that you can write a check for.Then continue to save and begin looking for your purchase.in 4.5 years your ROI on the triplex, so there is that cash flow (and some will say the equity in the triplex, but do you want to gamble that on a new purchase).If you partner you will ave to cut the partner in on a percent of the deal equity and cash flow.just my 2 cents.

Stop hanging out with your deadbeat buddies that spend all day drinking, talking sports, and otherwise wasting away.

There are markets where the numbers work way better if you want cash flow with less gambling.