Lately, I've focused on places as diverse as AL, NH, and DC. 

Nice one @Russell Brazil luckily we found something in a much better neighborhood and the numbers look great!

You want to buy properties in nice neighborhoods at retail value and then rent them out?

The tenant that was there at the time was nice and we talked about whether or not there were issues with the property that he noticed (none) and that specific neighborhood in the city and he also mentioned that he was planning on renewing his lease in a couple of months when it’s up.

The best areas are larger cities that are diverse economy and have increasing population and increasing jobs available. 

A question..... best asked with a scenario:I own 3 properties(1 commercial, 1 multifamily and 1 single family home) all properties are rented with a nice cash flow.

I have one rental, which cash flows nicely but it due to an awesome location. 

If you sold and invested in a nice income fund you could probably achieve a 10% return on average.Dead equity does nothing except buy very expensive cash flow and is really only hoarding of useless cash.

Hey  I found a motivated seller fsbo thats also a investor she really is nice and I have gained her trust and don't want to lose it, i told her my wife and myself is interested in purchasing her home, although i have not told her that we are investors as well and we are doing it virtually for the most part, moving forward to get this property under contract do i mentioned we are investors or where do I go from here.   

I think that's what all dream about secretly - buy a delapitaed building in a bad area, but after they built the new shopping mall, highway etc it all turnes around and now we own a property in a really nice part of town.