It's been a great market for me.Things to consider when choosing a market; population growth (you don't want a stagnate or declining population), crime/safety (high crime usually means more unqualified tenants and will diminish property value), state property taxes, tenant/landlord laws. 

Local College and Student Demand: Considering the proximity to local colleges, have you noticed a high demand for student housing?

I highly suggest that you find your buyer first, know what they are willing to pay for it, then negotiate with the seller to a lower price. 

Job growth and economic development in the area, such as the establishment of new manufacturing centers, will further bolster housing demand​​.Mortgage Rates and AffordabilityMortgage rates, which have been at two-decade highs, are expected to stabilize and potentially decrease slightly due to anticipated federal rate cuts.

I purchased my first rental property - a newer home in a high-appreciation market and neighborhood - with a business partner, and she and I have had the hardest time getting it rented.

As someone who had (still have) STRs at the GR with a current population in excess of 20 million within a 2 hour drive (not sure what population was as GR, but it was high), I can state their theory was BS for the GR.  

Lending could be an option but with interest rates high 7, I am looking for other creative options.

If you can't keep control of your personal finances, you are highly unlikely to succeed in real estate investing.

And what resources/websites do you like use to analyze a market for things like: job growth, population growth, unemployment rates, crime rate, what big companies/firms are there/moving in, etc.? 

So many new investors that live in high cost of living areas look to the midwest or other cheap areas to invest.