If there is a property manager, your success rate is going to be very low.   

The median home price is also very low nationwide which creates a low barrier to entry.

But for me sets me back few years on my goal.I also think he lacks financial knowledge to see that something is out of ordinary and should not be used as basis for future returns (e.g. low interest rates of 2022 resulting in low cap rates).

Fees are really low too. 

The current status of the market is low end rentals land lords that let the houses look like crap. 

Low prices enable more people to buy, limiting demand for rental properties so rents decline (in inflation-adjusted dollars).Population Growth: In areas with growing populations, demand outpaces supply, driving up property prices.

Durham tends to offer slightly better cash flow opportunities compared to Raleigh, especially if you’re targeting neighborhoods that are up-and-coming but still affordable.

Recent sales in the neighborhood are also not updated. 

Any specific neighborhoods you recommend looking into—or areas to avoid?

Low insurance" is concerning to me, as Athens gets a LOT of high wind / weather / tornado activity for unknown reasons - they just got hit again last weekend.