In the salem region aswell and looking to meetup with others who are investing or looking to invest around here.  

Take some time and talk to all the local/regional banks and credit unions in the area.

That's moderately high the the region.

Maybe it's a regional thing.

I am currently looking to invest in the Atlanta, Ga region.

We also do have fairly strong diversification.. state capitol, bridgestone, nissan HQ and factory, GM factory, LG washing machines, AO Smith water heaters, Beretta, 2 Amazon warehouses, cracker barrel, dollar general, tractor supply, shoneys, as well as a ton of regional offices for all kinds of companies.

(I don't know for sure but I imagine many regions of Florida are quite saturated?)

—Now the Richest Metro Region in the CountryA recent report by Inman summarizes our city’s recent change succinctly:“While the rest of the country got hammered by the Great Recession of 2008 and struggled to recover eight years later, a remarkable inversion occurred in Washington, D.C. … As real estate markets receded elsewhere, the District of Columbia blossomed… By some measure, our nation’s capital has become the richest region in the country.”The report goes on to explain how these changes have made Washington D.C. one of fastest-gentrifying cities in the country:“In Washington, according to a study by Governing magazine, 52 percent of Census tracts that were poor in 2000 have since gentrified—more than any other city bar Portland, Oregon.

The city can be divided into sub-regions.  

. - subtract economic vacancy from GPR above- add other income if any- subtract expenses (use numbers from NAA survey for regional averages per unit)- divide by the exit cap rate (current cap rate plus 0.1% per year)- subtract your anticipated capital gain (e.g. 20%)- subtract your rehab costs and closing costs.The result is your offer price.Nick