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I'm interested in investing in the Gainesville market - year round demand, SE location, student populations, strong RevPAR growth, and friendly STR regulations. 

If you want to buy single family homes, and actively manage them then start looking into different regions with fundamentals that point to future growth (income growth, job growth, population growth etc).If you want to passively own them, then you should look into syndicators in regions and asset class that you think will perform well (southwest, southeast, midwest etc, and you can target multifamily, retail space, single family etc) and start finding operators that align.

Doubt you can do this in a negative population growth market.

Strong job market, constant population growth, low cost to purchase, low days on market, and great state landlord laws make it an attractive market.

Purchase price: $450,000 Cash invested: $250,000 Our goal is to build a 117-unit garden-style apartment for the growing and under-housed population of Wichita Falls TX.

Phoenix and Vegas are a no-go for me, since I think there will be a severe drop in population in the next several years as water runs out.

Take a look at things like whether the business plan has multiple exit strategies, whether there are signs of conservative underwriting, and double-check whether the proposed business plan makes sense given the asset class, submarket, and current economic cycle.Research market trends in job and population growth.

Town population is 18K and about half are from the college. 

Nestled between Charlottesville and the Waynesboro/Staunton area, Nelson County is populated with numerous craft beverage attractions and outdoor activities, making it a popular destination for weekend getaways, bachelorette trips, weddings, and more!