But for an aggressive investor, the Fundrise Growth eREIT and Fundrise eFunds (Los Angeles, Washington DC). 

First, look at lists of cities ranked by employment, employment growth, net in-migration, cost of living and other economic factors and find the top 3 on those lists and then start looking at properties and neighborhoods in those cities until you find one that grabs you.

Also, it has lots of job opportunities and population growth. 

Also you need to find a good insurance agent who knows how to set them up properly to lower your cost and increase the long term growth.

Southern/midwest states have a great rental population, growth potential and are landlord friendly!

My recommendation is to choose cities in safe and economically diversified areas with above-average income and population growth.

@Tanner Cory The two biggest factors in a market you should look at are population growth and job opportunities.

Don't give up, you're in a great area that has seen high growth, almost zero vacancies, and is supported with diverse employment sectors and NJ and NYC transplants

Market cap rates have less to do with interest rates than rent growth.  

But, we have incredible rent growth.