He let the grass grow to high, his dogs chewed the baseboards and dug in the yard, He put a whole in the garage drywall with a barbell, and the fence is busted in multiple places.

Houston is reaching to peak point on population growth but San Antonio is just starting to grow. 

Multi units are by far the best investment to grow quickly and generate the maximum cash flow.

Some of it depends on if you are just investing for income to live off of, or investing to just grow the money you are coming into.Parameters for someone living off rental income, with no W-2 job, will be much more conservative

If you are 20-40 years of age and plan on continuing on working at your current job for the next 5 years, I would suggest you take out a loan from your 401K or retirement that plan to be used as a down payment on your next property.

Since you live in Milpitas, with regards to your Prop 13 tax basis, if you are 55 years of age or older, check with the Santa Clara County Tax Assessor.https://www.sccassessor.org/index.php/forms-and-publications/forms/60-ah-transfer-your-assessed-value-prop-60-90When I sold my long-time San Jose home three years ago, I considered my tax basis transfer options if I remained in California, but decided to retire to a state with a lower cost of living and no state income tax.

I know the south east well and have seen people grow from just a conversation or help portfolio for 45+ sfrs.

You could look at cities and towns to see the budget is shrinking or growing, and crime on the rise or falling, rioting going on or not, business moving in or out, these are good indicators of whether things are healthy or soon to be in decay.

Because, in terms of ease, being able to purchase a property is well I guess the "easiest" way to start; but don't let your age be a roadblock. 

That's a play there, but land is so expensive now that unless you buy it years in advance, your upside potential is going to be limited.You might have some luck with manufactured park development as there's a growing need for that product, yet it's not sexy and so no one focuses on it.