@David WaddletonIn the past six months I have sold residential properties in Oklahoma City to investors at prices from $48,000 to $82,000, which is the sweet spot where I specialize as an Oklahoma Real Estate Broker.

Grays Ferry is really just starting to heat up. its pretty sweet up to Reed / 29.. 

I predIct Apartments will be the way to go and there won’t be any vacancy problems as these people groups nestle in and the population increases each year  I think its highly regional.. in areas were there is little hope or history of price appreciation for SFR's I agree why own them.in CA were this OP  and Windsor specific  Sonoma county wine country...

My sweet spot is Collingdale.

This will indicate your "sweet spot" for your selling price.  

@Mitch Messer...sweet, thank u!

This is short and sweet. 

All of this economic stress on small scale landlords will have to be a struggle in the next few months with all these new mandates and regulations so I’m hoping for some insight as to when you guys think the “sweet spot” will be.

As markets continue to rise around me I have finally made the leap to look into Cleveland as it fits my criteria (I'm a cashflow person (appreciation is a plus but not a necessity) and conservative when it comes to what i'm looking for properties in C+ and above working class areas where vacancy rates are not high, tenants are stable, and  listing price is no more than 80k  (cashflowing around 200-300 after all expenses would be a sweet spot).

That may not seem like a lot to some of the big guns here but for a beginner, SWEET!