It's definitely an art and a science.

Estimating vacancy, maintenance, cap-ex, and management is often more art than science, but two of these are reasonably straightforward to assess:Vacancy is the cost you'll incur while you're not collecting rent.

There are some great opportunities in many markets right now for buy and hold investors, particularly for interim use as individual private offices for ancillary medical arts like counseling, therapy, and massage. 

Real estate investing is part "art" and part "science".

I was taking commercial art courses in those days.

My wife is finishing up her first semester as the art teacher at Pflugerville Elementary and we're looking at getting into a small multifamily that's maybe a little farther north than we are now (Burnet and 183ish).

I have been considering the areas around downtown especially around the arts district.

@Brandon Lucy I have found that Tennessee has an interesting mix of being conservative but also implanting liberal policies.

People argue that the liberal laws are slanted against landlords, but I find that heavy support of tenant rights also leads to government programs supporting affordable housing, which I've benefited from.

Colorado State University - Pueblo, and the Sangre de Cristo Arts and Conference Center, Pueblo Convention Center provide culture and education to the area.