I'm definitely not making the case for appreciation, but the Mississippi Gulf Coast is as affordable as the rest of the state, but has a vibrant economy based on tourism, military bases an international airport and casinos.

There are lots of changes  in Upstate New York like casinos, growth, & Metro-North stops several of which I believe will help push up appreciation within walking distance of some stationsHowever, I no longer reside there I now live in North Jersey, Essex County & wide surrounding areas.

I've collected rent in bars, restaurants, casinos, WalMart, my driveway, at an armed security gate at a refinery, a medical clinic, a hospital room, and ATM's at a bank and convenience store.  

I personally believe the stock market is a gambling casino...

I am not sure how many other parcels he has we have about 50 acres in the Rohnert Park North specific plan that are not built on.. we were asking 3 mil and settled at 2 mil.. after 25 years  and since we only paid 27k for it .. time to just sell and move on and wish the developer a ton of luck .. we are across the street from the largest Indian Casino in North Bay  Graton Casino. 

There is a brand new Hard Rock Hotel and Casino which will be built here in town, and there are also around 19,000 homes which are going to be be built within the next few years as well, just outside of the Bakersfield area towards the LA basin. 

Purchase price: $115,000 Cash invested: $10,000 Large duplex with large yard in improving neighborhood near new casino.

There are rumors that a casino may be go in there, but as of now the official position is that is not going to happen. 

BUT now i feel like i stumbled into a great oppurtunity. about a year ago my father sold his auto repair business and building to Wynn resorts as they built a Casino across the street. i convinved him to 1031 exchange his way into some properties (4 small multi's, almost $4mil worth) and i now help manage them. he is rather fed up with one of the the houses which is a "C" building at best. and wants to sell it to a developer.OK now the good stuff. he bought this home for 800k roughly, its about 8,000 sq/ft lot with a 2700sq/ft 3 family home on it, the house makes money but it is too problematic. he spoke to an agent who said if he gets plans and approval they'll get him 1.5mil, this seems a bit high to me but i can imagine its possible. i was going to shop the property around to developers for him until i thought, wait i've heard of syndicating deals on the podcast... why cant i do this?

That's like saying you went to the casino and won $10,000 playing BlackJack, then lost lost it and ended up negative,...but you won playing BJ.