I know that every city/market has it's pluses and minuses, but I'm just asking for a broad stroke assessment as to the areas.

Definitely looking for things on the lower end of the spectrum for now while I'm learning.  

If we had major capex's then this could be shoot up but as I said the rents are on the lower end of the spectrum so capex could be offset by increasing rents.

So, although my personal real estate experience is VERY limited, I do work with land developers, builders both large and small (commercial and residential)and many other characters in the real estate investing/business spectrum.

I'm approaching real estate exactly the same way I've always approached my other business ventures, namely by learning everything I can about the broad market, defining a niche, creating a business plan and then acting.I'm probably leaning slightly toward commercial property at this point, though I haven't really sussed out the commercial market trends as well as I have in the residential arena.

However; the workforce is well paid, and it's a broad based economy.

If your lease doesn't already have a clause specifically referencing extreme temps, and what your expectations are for them maintaining a temp in the property, then you need to add it to all of your leases right now....no seriously...RIGHT NOW.If you have used a lease provided by any Realtor, or approved by your area association of Realtors, it will include landguage that covers this in a broad term. 

Bill Gulley - Since you paint with such a broad brush, I assume that you have personally met and come to know the personal motivations of every coach, mentor, and guru on the face of the planet.

So I don't take kindly to people such yourself that come-in and attempt to slander me by lumping me into broad, uninformed statements that have no validity.

I was once told that the people on the end of the spectrum are the easiest people to flip.