Hi Rob -  Indy's my home and I'm most familiar with it but my current business runs me from Anderson-Muncie all the way down to Mooresville, and I see equal opportunities in those smaller towns due to the blue-collar environment and bread and butter SFHs.  

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I am not in war zones and a blue collar areas w a little research for 100-150 or a multifamily for a couple hundred thousand.  

I plan to buy in a blue-collar neighborhood with a conventional loan expecting to put at least 20% down.

Check out the Bigger Pockets Investment Calculator.Its in the blue bar at the top of this screen under "Analyze".

@Zana Blue Hey Zana, Hope you're doing great.

it's very easy to figure out where future appreciation will most likely occur:Answer: in blue chip regions like SF/bay, costal So Cal, Manhattan, Hawaii.Reasons:1- very limited supply- desire able areas with no places to add new housing due to building restrictions, high costs, NIMBY's, etc. 2- low turnover- many wealthy people already live there, and can, and want to stay. 3- these areas have high paying jobs for these existing people and new ones moving in. 4- real estate is already expensive here.

The ones I'm selling as rentals are in blue collar rental neighborhoods.

I remember seeing a site somewhere that was like the blue book value for mobile homes. 

Good luck and enjoy the 300 day a year blue skys!!