I’ve heard from different people in podcasts & forums that the market in Indianapolis is a popular place for beginning investors. 

This town is popular with retirees especially veterans, as it’s half way between the mountains and the ocean.  

Try going to events & network with people on what is really popular within the community and try an AD there.

I did a quick Google search and found a $200 million project called Glass City Riverwalk "Glass City Riverwalk is expected to become one of the region’s most popular destinations, with year-round outdoor recreation opportunities, including adventure play areas and an ice skating ribbon." 

All of the old houses have been remodeled to some extent. ie, bathrooms and kitchens added, electrical wiring added, etc.Old houses were framed differently as in balloon framing vs the platform framing that's been popular since the mid 1950s.The biggest issues on old houses are foundations, termites and general structural integrity.

The areas of town you mentioned are for sure popular, but there are many up and coming neighborhoods in town that would provide you with your stated criteria of accessibility to prime locations. 

They have good work but not the detail and staging that is so popular for STR photos.

Kamuela,Rentals in areas surrounding college campuses is a very popular and creative strategy due to the endless demand that can be available.

Popular area for sure

Lake Gaston is a popular destination being under an hour and a half from Raleigh.