You look at all factors that you believe pertain to your specific property, do you have other tenants, is it a quiet building, do your tenants work nite shifts, will young families with children be a good fit etc. etc.I know someone is going to jump in with the usual "fair housing" cry but you need to consider whether the applicant will fit with other tenants or if they may destroy your property etc. 

I am new to real estate. so new that I have not done a single deal lol. trying to learn a little before I make a move. my main question is how do you decide which market/town you want to invest in and what are the indicators that the market/town fit this criteria

@David Rosenhaus Anything that might even possibly fit that category - it costs you less than a buck to send them a letter or skip trace and call, so what do you have to lose?

However, we play to sell within the year and either buy another primary residence that better fits our needs or buy an investment property and use the cash flow to pay for our rent - that's the choice we've given ourselves.So, if we did go the investment route, I was thinking that I would invest out of state where the cap rates are much higher and gain enough cash flow to live almost rent free (I think I would need a cap rate of about 10% on a $700K or $800K property).

I will continue the process until I find one that fits my criteria.

I am interested in talking and networking with other investors in the area and learning a lot more then i already have.a little background on me, I served in the army for 8 years got out and become a real estate agent working in the columbus area, I love houses and people so it seemed to be a good fit.

If you pretend otherwise you might smooth the way early on but when you make your offer and it doesn't fit with the false image you have created you will losing anything you thought you gained.For example, the "we are a company, blah blah, buying in your city..."

If you don't think its a good fit, just let me know.  

So I believe I know the answer, and I am going back to a few books to read more on each to make sure my situation fits.. but this will be my first partnership and I realize I lack the experience and maybe knowledge to make this decision.Background:I am working on making my first investment purchase!

One suggestion you might consider,Landscape designer.More curb appeal from colors and professional balance I think would fit well into your overall business/marketing plan.Keep it up.