Gwinnett would be the more stable, less risky county to invest in but as we all know, more stable often means lower returns.

I have reached out to about 10-15 lenders via email to see what I can get pre-approved for in the interim to crunch the number between a house hack and investment property in a cheaper location with a high, stable renter's market. 

Other stable tenant tent to already operate at it best without opportunity to value add. 

Positive cash flow isn't easy to find paying retail off the shelf, but it can be achieved with a value add play, buying in the path of progress where rents are likely to increase rapidly in the next few years, or employing a creative strategy like renting by the room, furnished medium term, or short term rentals (where allowed).

Long term rentals are more stable and you know what to expect.- Easier to finance and therefore easier to purchase.- Easier to manage & less maintenance- You only deal with one tenant.

Not sure if it will be as stable as Northern Virginia but the price point is much more bearable and it looks like it'll cash flow a little easier.  

Especially when you have a stable of properties.

This is why its so important to ensure your personal finances are stable, you have cash reserves, and you buy the right properties!  

This would create a small shelf to put soaps on, which could make it look like it was built on purpose.

@Diana DorantesHaving a hard time finding good deals definitely sounds about right with an overall shortage of housing especially in Columbus which is crazy right now as @Marc Rice stated making it more competitive and leading to most properties flying off the shelf like hot cakes.