I consider them high risk because it's in a market where the population growth is flat at best, tenant base isn't super strong, and also any neighborhood where you can buy something decent under 100k isn't going to be the best quality neighborhood, tenants, etc. 

CA still has net in migration.. and or population gain.. its not like IL where the population is leaving .. this is not the case.. now many come up to Oregon as our price points are 1/3.. and wages are only 10% less.. my daughter is a well paid financial analyst at Intel.. making about what Diane is talking about  a year.. been there 14 years worked her way up..

@Larry Fried With Chicago population decreasing and taxes rising I honestly didn't consider investing here. 

I think they have the best combination of good cash flow with strong economic and demographics like population growth and new jobs.

The vast majority of the population is so scared when buying their first property, that they need someone to walk them through each step.

My question is if there are any links you are aware of that show the growth of a city, incomes, population, job growth, information like that, that will help me to find deals and work the numbers.

Its no where as populated as Charlotte or the bigger city's but I have enjoyed doing it here and it has been profitable.

There are too many causes to list but here are a few:Too costly to buildExisting workforce housing communities are getting re-positioned to a higher classZoning restriction on mobile home parks are limiting their supplyAging population with limited savingsWage stagnationTighter lending standardsLow interest rates have pushed housing demand and prices upTax law change will make low income housing tax credits less valuable (future impact)Below is one of many articles on the subject. https://multifamily.cushwake.com/Download/File?

That's a cap rate of 6.1% on a small deal in a very small market that is either losing population or growing very, very slowly (depending on which website you look at, and I am assuming this is in your town), as well as slightly increasing poverty between 2000 and 2010 (looking at the Van Wert County data on Wikipedia).  

It only has a population of roughly 35,000 and definitely has a small-town feel.