@Bonnie CerrutiHere is a website and ranking system that I have come up with over time.https://www.areavibes.com/Here is my rating & classification for each livability score. 80(livability score) and above A+78/79 A76/77 A-74/75 B+72/73 B70/71 B-68/69 C+66/67 C64/65 C-60/63 D59 and below F

The numbers make sense but googling that area, the crime rate seem high. however, its high for that entire area near temple university.

Research areas with high rental demand and stable occupancy rates.

The disadvantage is the rates will may be higher than a Freddie/Fannie-backed loan that you get in your name. 

For rates you can look at the off campus housing site for the university and get an idea.

You can get great cash-flow (In the right locations), use conventional loans (lower rates), have less to manage, and get in for a lower price.

But after going to the bank that I normally deal with, they said rates for investment property will be around 9%.

Maybe you have this buried into maintenance.Your cap rate is not correct.  

Different rate environment, but the rent-by-the-room is the quickest way to buy and save toward the second, third, fourth. 

Typically, when I'm buying, I do not pay for any of the closing costs, except for items which are pro-rated (I pay my share and the seller pays his) and I pay half of the title company's closing fee (which in Nevada, is about $300 per purchase I make).