Find a great real estate photographer  - they know how to showcase the space. 

Modesto is finally seeing the recovery the rest of the state has been enjoying for years, so the price-to-rent rations "at home" are no longer so appealing. 

Of course the options from @Jassem A. are the most appealing, but that's great advice @Josh Mitchell.

Particularly interested in folks investing in the lower-growth counties: What makes it so appealing?

Don't underestimate the power of curb appeal.  

Make sure you stage it, get the right lighting, use HDR photography and brand your rentals as well  with a watermark to help avoid someone using your photographs and to start creating a brand that people can trust.Repair items to be proactive to avoid having to be so reactive.  

If the house has an emotional appeal it might be worth paying a little more, but also use that as a negotiating tool. 

Rent indivual W/D to each unit-Parking Garage parkingCovered parkingprime spot parkingJust plain old charge for parking-Renovations Interior units upgrades Common area renovationExterior upgrades for curb appeal-Vending machinesIn common areas such as exercise room, pool house, laundry or leasing office-Trash pick up serviceIn high end buildings they have a service where you can set trash outside your door and for a fee maintenance will go around each night and collect it so the resident doesn't  have to carry it to the dumpster. 

In most places you should be able to appeal the property taxes.

Talk is cheap - look at his credentials before investing in a mentor.The problem with Washington investors coming to Baltimore - is that they pay too much because they compare DC prices with Baltimore values.Be smart about what you do and who you work with - you can look at listed real estate but your best deal is going to come from dealing directly with sellers.Also remember creative financing techniques - nothing down deals - Control and Roll System - Delayed Settlements - Hybrid offers - and don't forget owner assisted financing and make sure you always ask for a principal mortgage.Have fun - make full disclosures and make sure you understand the laws related to mortgage foreclosures - fail to do this and you may have a paid vacation to the Gray Bar Motel (a nice little room with one small window and the food is free, but the space is restricted).Remember your goal should be CASH FLOW or EQUITY - forget the emotional appeal - it is all about numbers - understand them and you'll do well in Charm City.Charles Parrish