You will be able to find great and helpful information here.I would recommend that you look at markets that are not as established and showing strong population and job growth. 

@Khaled SeirafiPhoenix is a strong market for multifamily investing due to population growth, job expansion, and landlord-friendly laws.

I suspect maybe something like Hagerstown or Cumberland, which yeah are Class D like markets with declining populations, high drug problems, no strong job base which leads to non paying tenants.

Look for a market that is growing in population and jobs so that you can get in the way of obvious appreciation. 

Any city that I'm looking to invest in I always start by looking at population growth.

Demand for rentals remains strong in high-growth markets, particularly in states like Florida, Texas, and the Carolinas, where population growth is outpacing housing supply.

Finding deals outside of California can definitely open up new opportunities, especially given the cost of living and market dynamics in the state.When looking for properties in other states, consider focusing on areas with strong rental demand, economic growth, and population increase.

If for aging population he might do ranch versus multi level.  

It's an amazing market here with so much incoming growth due to population growth, job growth, and companies moving/developing here!

Try looking into cities in with stable economies, strong renter populations, and where housing is below the US median value.