So to pull out the two zip codes in Birmingham as an example, here is the census data about population growth:Zip code 35040: 2010: 14965, 2017: 16714Zip code 35235 2010: 19484, 2017: 19630So both were technically growing in this data, 35235 just barely whereas 35040 is better especially from a percentage perspective.

You must put only the bare minimum of cash into a deal and pull out any equity available in the future to insure the maximum amount of true cash flow.

Money buys you a better lifestyle.For me I strip everything down to bare bones.

I worked with a management company to rent out my townhome and they sent me an application with a set of 3 roommates that barely makes enough as 2 and just squeaks by with the 3 to meet income requirements.

Even with 100k property, that will barely cover your down payment and closing costs.The best use of those funds would probably be to use it as a down payment on a house you can live in for a few years, and then rent out. 

I'd rather have a property double in value over the next 15 years and reap those benefits than receive $300/mo and have the value just barely keep pace with inflation. 

Im upside down and the rent barely covers the mortgage but expenses I have to cover.

My bare minimum for repairs is $50 per month and conservatively 5%.

And many that are barely profiting- which in my book is far too risky.