Nationwide HM lenders may shy away due to smaller population areas. 

Declining population, higher than average crime and low income levels are all the factors that will surely lead to a lot of ache as a landlord and potentially no appreciation in the long run.

That makes sense and that is probably one of the only downsides of those areas is that theyre not close to Walter Reed, those areas are near public transportation but not as densely populated at Rockville, Takoma Park, Silver Spring...etc.I've had a few investors who bought and house hacked in those areas as well as the areas Russell mentioned, if you'd like references please let me 

I would buy it if it is in an appreciating area with good population growth, low tax state, and the building was easy to manage (not falling over with a lot of deferred maintenance).

You will need to get a local, rockstar Realtor, contractor, lender, and property manager. https://www.biggerpockets.com/blog/core-four-real-estate-team As for picking a specific market, I would choose one that has job and population growth with a high median income, and Columbus, Ohio is a great choice.

Population, jobs, income, current supply, future supply pipeline, etc.

As long as that is the case, it will go up in value over time as the population growth is generally faster than the new and newly restored building rate. 

Both are located in and or near a densely populated are with hospitals and call centers..Pros and cons of owning a condo as a rental property and go!

The places that I have narrowed down my searches to all typically have small populations of around 8,000-12,000 people.

With that calculator populated, you will see your cash flow, if any.A "safe," as you called it, property is not an investment where you have negative cash flow and bet on appreciation!