Like every business, there's a luxury segment, and a discount, $1 store version.  

Think about combining several list segments.There are some owner-occupied segments with people who share motivating factors for selling their home.Seniors with Long-time Ownership: often ready to downsize or transition to assistance.Homeowners with Low Financial Stability Scores (FSS): Struggling financially and likely ready to cash in on their asset.Both these categories have additional advantages in that they probably don’t haven’t been updated and may have deferred maintenance.

Yes Dollar Tree bought them out many years ago but you still have to see what kind of guarantee is attached to the lease and terms.The stores you mentioned are APPAREL and that segment for brick and mortar has been croaking the last 10 years.

You could do hard money, but the interest will be outta sight if you can even get it.You have no experience in this segment so sitting down with a lender will be difficult.

What is the sweet spot for the largest segment of the population looking to buy or rent a SFR? 

It's hard to stand out.There are some owner-occupied segments with people who share motivating factors for selling their home.Seniors with Long-time Ownership: often ready to downsize or transition to assistance.Homeowners with Low Financial Stability Scores (FSS): Struggling financially and likely ready to cash in on their asset.In addition, both these markets have probably fallen behind on maintenance and remodeling so you have room to come in and make your mark.

Of course there will be a segment that this won't affect at all. 

As a C'class SFR landlord in the Rust Belt, with quite a few properties many might call D-class, I am well-aware that I am buying into a high-risk segment of the rental property market.

Baltimore has a handful, as does Frederick.Multifamily is amongst the most competitive segment of the DC areas market due to the low amount of them that even exist (and that number is shrinking with condo conversions) and the extremely high demand of them.Montgomery County and DC allow for something called Accessory Dwelling Units.

In my experience different population segments have different priorities.My lower-income tenants want a decent place, rent they can afford, close proximity to other family members, neighborhood familiarity, and walking distance to amenities like fast food restaurants and grocery stores.But start moving up the ladder and school district becomes very important if the family has children.But what's really 'fun' from an investment standpoint is when you get a School Superintendant (like we have) full of progressive theories who likes to tinker with school redistricting.Man, I've seen some nice neighborhoods suddenly tank in value as numerous families move just to keep their kids in good schools.