Both buildings are two-story four-plex.

Now, a family looking to buy their first home that is a completely different story. 

She's one of my extreme examples, but this is a common story.

Unlike San Diego, the laws about rent increases and evictions and things like that are more reasonable for landlords, making those nightmare evictions stories and squatting stories less likely (hoping I never have to take advantage of that but still good to know)So i'd look for things like that if you can, good luck and do let me know when you end up closing an out of state flip!

Long story short, all roads point to significant equitable returns in that segment in a near term (under 18mnths).

Some things you just learn by picking up the phone and talking to boots-on-the-ground.Long story short, there are many markets that could work (you've alluded to some in your post, and almost every market already mentioned in this thread is a solid pick). 

My story isn't even that bad compared to another CA   investor who bought 2 apartment buildings in the Midwest Class C and was told property values would go up with gentrification.

Also, on your first point, I have a funny story.

But I've heard so many stories about what she does or doesn't own.   

Meaning it’s easy to make their students feel like success stories but anyone who buys section 8 rentals knows the honeymoon phase doesn’t last long.