We personally like to buy in areas where appreciation is higher than inflation to preserve our cash flow. 

"A" tenants mainly consist of high-end white collar professionals (think of New York Manhattan high rise buildings), whereas "D" tenants are the other extreme (really low income neighborhoods").Keep in mind "A" tenants does not necessarily mean that they are easiest to handle.  

I did a lease option. 3 years, $8,000 down (borrowed from family), high payment of $1,000 per month, balloon payment after lease was up.So I cleaned up the yard and did a little work here and there and saw the value of the property rise quickly.

"ITB" is where a lot of the duplexes are located, though that means that the prices are either way way way inflated (because the land value is high enough that people will buy it for a tear-down), or its in SE Raleigh.  

Home prices are still rising but they are to remain somewhat stable.

I have capital that is currently invested (and performing well) in the stock market - but I've experienced the rise and fall of markets, and would like to own something tangible that will also generate cash flow.  

Another factor is the rental prices aren't making sense, while still continuing to rise.

Banks are used to inflated BS contractor quotes for trying to negotiate after.

The inflated cost of education is largely due to too much money in loans chasing worthless degrees for people that shouldn't even be in college in the first place.  

I had one guy (on here) who sent me videos of him in his "financing empire" high-rise office overlooking the city, videos of him and a semi-toothless friend trying to pet a horse, and videos of him touting his "handywoman" as he walked through a gutted home that needed major remodeling.