@Kaleem Ullah For PG county flips I would look into Temple Hills, Capital Heights, Upper Marlboro, District Heights, and Oxon Hill.

@Marlon Long,Also-- when you have names through emails/profiles, you can check the general district court website  to see if they have any evictions!     

In San Diego the well and septic option is cheaper than the water/sewer provided by the various water districts. 

Well, this house has appreciated as well and we're now sitting like all others in SoCal in a 1974 Build 1,250sqft house on a 4,000sqft lot between a train track and river trail in an amazing zip code/school district that's valued at $700,000 of which about $360K is equity.

C) I could live there if needed, decent houses, maybe lower end school district.

We try to stick to the Carl Albert school district but recently branched out and have not had any issues. 

I am looking to buy a couple of empty lots off the Garden District and put some small (1300 sq ft) houses on the lots.

Higher cash flow areas or "safer" spots with better school districts and the like?

Sarpy County (Papillion, Bellevue, La Vista), Ralston, Millard, District 66, Aksarben/Midtown, Benson, and most areas west of 72nd are generally decent. 

If an opportunity to house hack a MF came up I'd stick to Nassau and would consider pretty much any town with a decent school district.