I'm finding that a lot of the best locations are where the blue-collar workers are located.

If you want a duplex in a blue collar area you will need about 350-500k.

Blue collar wages are also going up every year whether you use a Mr Electric type service or the local guy down the street who has to charge more because his cost of living is increasing, plus his competition is dying of old age or retiring, which puts his skills at a higher premium than they were last year. (10,000 boomers a year are exiting the labor force, many were in these blue collar jobs.)

My properties are bread and butter class C housing for the blue-collar Tennant.  

@Joshua DorkinOn a lighter mood, looks like you buried the chat feature after your birthday bash....:)No worries, you are doing an awesome job with BP...Keep it coming!!!

The property sold as soon as I put it in the market.2) As I was selling another property, my realtor noted damage to the roof (a blue tarp was covering it). 

People fleeing blue state to red states (New York to Florida for example).All these things drive the market.

There are many large PM businesses in PCB that offer full service - such as Vacasa, Blue Swell, etc - and many small ones that can do whatever services you want them to do.

I don't care if they are black, blue, yellow, or if they are 90 years old.SEO in itself is a filter.

You can still find cheap properties and the rents are strong relative to the cost.I like to be in a 3 bedroom about $35k acquisition and rehab which will rent for $675-750 ($675 Section 8) which gives me around 15% cash on cash return after taxes, insurance, vacancies, repairs, etc.Compare this to Martinez, Evans, or West Augusta where you will be lucky to find a 3 bedroom fixed up for less than $100k and the rents are going to be $800-1000.Of course this doesn't take into account leverage or appreciation and the South Augusta area is "less desirable," but I believe the sweet spot for single family rentals is the "blue collar" area with strong employment, good public transportation, and solid homes built after the 60's.Be mindful this model is purely based on cash-flow and I do not consider appreciation.