As rental rates increase, cash flow becomes strongly positive.  

After that's under control, focus on increasing income through additional work at your current job, taking on a side hustle, or finding ways to increase income on your existing rental.At the same time, educate yourself.

The Raleigh market may have increased by 40% after the Apple announcement, but it wasn't because of Apple, at least not solely.

So what kind of property would it take for you to increase your cash flow by $2000 - $3000 a year. 

My interest in entity transfers is the ability to forego a massive increase in the tax bill upon reassessment.

The homeowner collects a NET/NET 5% yield with 1% increases each year in long-term lease by a BBB+ credit rated tenant (similar to Morgan Stanley credit).

Went a bit heavy on the annual taxes due to the increase in the area the past few years.

Thus increasing density ratio.

Keep in mind, adding "cute", and upgrading things won't increase your rent or ARV past what the market in that area will tell you is the max. 

Expand your network, educate potential investors, and leverage social media to increase your reach and influence.