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).

Too many innocents lost life savings following this in licensed marketer whose description of what was selling even if they did not rip off all the rehab money was just not at all accurate you cannot market d class as safe stable investments.  

The change now is that whatever inventory is on the shelf now flies.

You want stable, long term tenants in your rentals that will show the best long term property appreciation? 

We are in C-class neighborhoods, and the stability of the SFH's doesn't take very long for them to catch up to the "on paper" returns of the multi's that tend to be less stable. 

This means that the building may not be in the best of condition and the lender is requesting a firm opinion on if the property is in stable condition and for how much time the building is expected to remain standing. 

Providence is a 5 minute train ride away from the upcoming Pawtucket station, and pricing seems relatively stable. 

Real estate prices and construction costs are lower in Albuquerque, and ABQ is typically a pretty stable market to own rentals property.

Multi-family here in town is a good investment if you are looking to move into a more 'stable' neighborhood.  

Also, being that Lawrence is home to two universities, the rental market is fairly stable.