I personally am biased towards savannah (love it) but it has some major problems (crime) and decent steady growth but not explosive growth. 

Pursuing a deal in the Sacramento, CA area and exploring Section 8 as a potential way to ensure steady rent  for the property. 

We have been buying rentals in OKC and Tulsa Oklahoma, DFW and Houston Texas, Little Rock and Memphis TN.All of these markets have performed well for us with plenty of opportunity for growth and steady cash-flow. 

Slower and steady markets are usually not as exciting on the way up but there can be less dramatic adjustments.

Not so much an appreciation play, but more of a steady income. 

Plus, with so many recreational activities around here, there's always sure to be demand for vacation rentals and other services which can give you a steady stream of income.

Looking for steady fix-flip, cash flowing or new construction opportunities in metro Atlanta?

It helps to build a steady income for me. 

Since I've been attending the numbers are steady around 20 both for the social/presentation meetup and the workshop.The organizers of the group have it set up to:1-Meet every 2nd Wednesday @5:30-@7:30 (roughly) of the month at the restaurant for the social, presentation, meal (if you so desire).2-Meet every Saturday following the Wednesday meeting @10 (this is a presentation - repeat info for new people) and then at @11:30 for the 2nd part of the workshop to evaluate properties ("would we buy it, if so, hold and rent, flip, or not worth it").

This will give you a steady income and some accelerated learning.