Anybody doing Buy and Holds in South Eastern Massachusetts

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Anyone out there doing buy and holds in South Eastern Mass? I'm particularly looking to see what areas might bring in the greatest cash flow (IF ANY)? I know this area is tough given the tenant laws, high home prices, etc. If anyone is, what are the sort of neighborhood characteristics that you've found bring the most value (e.g. college town, multi-unit, single unit, near public trans, A/B/C hoods, etc.).