My son just joined the Navy and now that I’m an empty nester I want to make a shift and bet on myself!

More importantly, we have the 183+ Detroit Neighborhoods mapped out and 104 of them identified a Class A, B, C or D.DM us if you'd like to discuss more...

It seems like investors strongly bet on appreciation here which I dislike.

With C or below you probably can't avoid some of it so I'd go with a recency bias, ie anyone who has a long period of time between their last eviction and successful rentals other places will be a safer bet than the guy that just got evicted. 

Don't bet on passive appreciation, just forced appreciation.

You can bet on where you think the fed funds rate will be with Fed Funds futures contracts, and right now that market has the fed funds rate all the down to 3% by June 2025.

Lower-Priced Neighborhoods: For properties built post-1970, consider focusing on the C+ or B- neighborhoods in OKC.

I also read in real estate by the numbers that it's risky to bet on market appreciation.

Also, you'll need to figure out where to invest: Macomb County has 27 municipalitiesOakland 62Wayne 43City of Detroit around 183 residential NeighborhoodsThey can all be ranked as Class A, B, C or D. 

I've been looking into options in various areas, but there seems to be tons of available rentals in all areas of Philadelphia.