I have been doing a bit of research here lately and am specifically interested in Colorado as we have seen massive growth in this state (Denver is only 5 hours from me and I visit quite a bit) so something in this region is where I am predominantly looking.

Rates vary by scenario, region, loan amount, etc.

Over 15 years of marriage in northeast Oregon, we have returned each year to a popular regional destination just a few hours away. 

At this point, my goal of $20,000/month passive income just seems crazy, but here it goes...I am a 40-something California resident who spent time in the Midwest region during grad school.

Is Brantford seeing any commuter presence from Toronto?

There are a few areas in our region that are more likely to perform well compared to others and there are unit types that tend to do better too, depending on your hold time and strategy. 

I see you listed some areas in the Southeast region.

I live in the NY/NJ area which Is the region I would like to start investing in.

Stockton has always been a city of industry, and it shows no sign of slowing down as the city leads the region's job growth.

But Nola requires flood & wind/hail insurance not required in other regions, very old housing stock that requires additional maintenance, and solid understanding of the city as it can vary widely block to block.