There is no such thing as a "safe and stable" investment in real estate if you are going to be active or passive. you can buy the best property in the best area and have a tenant destroy the place or have it mismanaged that can cost you.Check out the syndication group on how many people were promised "safe" or guaranteed returns and lost little money to everything.

Are you looking to actively invest or do it passively? 

Instead of trying to actively manage investments in singles and doubles have you considered investing passively in syndications?

I'm personally licensed in 14 states and actively working on 8 more.

You have to be an active manager and many current owners are not wanting a second job and are selling.

This is what I am encountering, in the current Mortgage Industry.If you think you will go FHA, Conventional, FHA 203k, etc. and then Quit Claim the property, to a Corporate Entity, or a Land Trust you run the risk of the lender discovering a Title Transfer occurred and activating the "Acceleration Clause" or "Due on Sale Clause" that requires the loan to be paid in full, within 'x' number of days.

If you’re active in California real estate or looking to break into the market, you’ve probably heard about Senate Bill 9 (SB 9).

Not sure about maple heights/cleveland, but just down the road here in Akron, the Akron housing authority maintains a list of properties and landlords who are actively interested in providing section 8 housing.

Make sure we're accounting for the appreciation, cost of the sale, cost of the purchase and one of my favorite factors, the risk.

I personally dont do any of that.. every market / or most will have an active fix and flip sector or buy and hold sector the important thing to me is the operator full stop.. great operator will do well in any market and all the national data simply is noise at least at my level. ( loaning our own money and JV deals with our own money)  we dont broker or anything like that.