I own all of my investment properties here and work with a lot of out-of-state investors in both the east and west coast that love investing here for the turnkey and BRRRR opportunities that we have here.

Take the Margaret Hunt Hill bridge to West Dallas...this turns into Singleton Blvd, drive to Inwood and then go north to Mockingbird...then east to Loop 12 in East Dallas. 

I think you just need to possibly look a little more east and maybe deal with some snow. 

Ryan Porter made some good points about the South East markets offering what you are looking for.

If you keep going east places like Little Rock or Memphis will cash flow with less down but these markets won't appreciate as quickly as TX. 

My friend @Jason Wagner has a great report that I can share with you that shares on different neighborhoods are appreciating.I personally like the South East Corridor (Washington Park, South Shore, Woodlawn, etc.) and Garfield Park. 

At least, that is what I did when I lived in SE Asia and rented a few spots. 

I purchased a 7 unit directly across the parking lot of the EAST CLEV train station.

I’m certain the Internet says stay away from East Cleveland as well.

Really only area that scare me away are some east side neighborhoods.