House flipping has gotten so popular because of all of the TV shows that some inexperienced investors are buying properties so high that they inevitably end up losing money and I don't want to be bidding against these people. 

Not sure how popular dry scape is out where you are but I clear the yard and do this for my rentals and get the average $1,500 charge to do this on my 6 month refinance after purchase of the rental property.

In this area of my market, it's common and popular to have an ADU behind the original SFH, therefore it's a huge value ad.

We have found it is so popular "in state", that we don't have as many opportunities for OOS investors as we originally planned, and when we do, the OOS investor usually moves slower than the in ISI, so the ISI gets the opportunity.  

Buying a home with CashBuying a home with cash has become increasingly popular for many investors but often an investor will be caught with the restrictions to cash out loans if they need to get their money back.

Not to mention it's no the worst thing in the world if Uncle Eddie can drive by the property every once in a while and make sure there isn't a gaping hole in the roof.You can, of course, repeat this process with any of the popular geographies:  Cleveland, Akron, Memphis, etc. but you're not going to have someone local there (with no commission to be earned) to tell you a good vs. bad area.  

Now I am looking for a four plex in my county on the popular sites but obviously there are no good deals there.

There is no one answer but if you read 10-20 of the longs forum posts and a couple of the more popular blog posts you will at least get a handle on the basics.

Don't forget one of the more popular sub asset classes --- Self storage facilities!  

Mueller in Austin is very popular and renting appears to be almost half the price of buying new.