You will then minimize the risk of what happens as the area declines.If you do that then you will have < 10 k invested in, and getting $1100/month, will recoup your investment pretty much after a year or so and then you can either keep going with the rental or just sell it to cash out completely, and anything you get from the sale is pure profit.

I am looking for a pure cashflow play.  

Key indexes that are involved to make a decision based on pure mathematics and historical data.

They have surprisingly high income thresholds, but I don't know if you can buy a multi-unit with those.If you don't want to live in the place, and you're just looking for a pure investment somewhat close to home, you might consider Colorado Springs.

It isn't pretty and may not be efficient, but you may have to turn over a few rocks and make things happen yourself with pure hustle.

This is pure speculation on the whim of the market. 

So my advice would be to just keep renting near where you want to live, but don't be afraid to be a pure investor where the deals are to be found.

That said, I think (purely personal opinion) that it's a syndication/non-syndication distinction.

*This is an purely an opinion.

This is purely a trespassing issue.