You should also look for markets with strong population growth, job growth, modern/diverse economies and favorable landlord/tenant laws that are business friendly.

To me it is 200+ units per community, but you mention 16-50 units.As for what makes markets attractive: diversity of economy (no single industry cities), population growth, and rent growth are some of the primary drivers for markets.

Class B+ Location:  Meaning it's good but it's not time squareAnchor: High School Across the streetWalk Score: 95Traffic Counts 19.5KTraffic Light on blockSurrounding tenant occupancy: 98%Overall city population growth year over year -1.9% (suspect primarily do to people working from home instead of coming into the city)Demographics: Culturally diverse with 65% white, but decent median incomes of 100K.  

There are many diverse opportunities here that anyone can find something to accommodate their preferences and risk tolerance.

How would you go about promoting and selling this to a potential buyer?

I was looking at Novo banking, which was actually promoted in one of the bigger pockets podcasts.

I think it's a great idea to be diverse when investing.

Purchase price: $2.8mmFinancing: FCU- 20% down- 3.59% (promotional rate)- 5/25- Appraisal and loan origination fee waived on promotion through the FCUFinancing: FCU- 20% down- 3.59% (promotional rate)- 5/25- Appraisal and loan origination fee waived on promotion through the FCUInspections: 15 business daysClosing: 60 daysSeller countered me at $3.185mm, and I countered back at $3.0mm.

That can include meet ups, but also just promoting yourself within your friend and acquaintance group.

The population has been growing here year over year over the last decade, it is home to The Ohio State University which has over 50,000 students that live here along with those that visit, and it also holds a diverse range of young professionals and traveling nurses to fill the demand of the multiple business corporations and hospitals stationed here.