Getting the kind of cash flow and financial returns I seek is increasingly harder when I'm competing with every joker with a checkbook.So, rather than continuing to beat my head against a wall, I'm now actively looking at small blue-collar sub-markets in places like Wisconsin, Ohio, and Michigan.I'm also fast becoming a huge fan of the Sun Belt, particularly Texas and possibly New Mexico.

That can be more sensitive for spreads and cap rates when interest rates go up.Dollar stores I am not a big fan of.

Issue is there is a tenant, they pay on time which is great, i "kinda know them " so going in day 1 and giving them the boot would be messy and I'm not a fan of that.

You can also probably do a quick bit of research whether in MA a corporate entity needs to be represented by counsel (if the property is owned in an entity, of course) - this would make it more expensive for the landlord to appear in court than to just pay the $300.Obviously, this is a poor choice if the tenant wants to remain in the property with a decent relationship with the landlord.Also, as a former litigation attorney, I'm not a fan of litigation of any kind, so I don't recommend this :)

I'm a big fan of the northwest neighborhoods these days - close to the train AND nicer architecture/larger lots than the above recommended riverwards/south philly.Also price points are much lower, allowing you to get more/better house for your money for that live-in-slow-flip strategy.

I'm a huge Clarksville fan and help investors with properties up there periodically. 

Even though we own rentals, I'm becoming a bigger fan of holding notes. 

I am not a fan of zero appreciation markets like Alabama (We have owned 2 properties in Alabama).  

@Andy Chan The minimum you could do is to let people know that you are a Dave Ramsey fan who does not believe in leverage.

@Michael King I’m a big fan of learning from others mistakes.