I'm wondering what criteria you look for when deciding where to invest. Is it good schools? The "class" of the area or property? Do you look at demographics, employment, avg. household income?
I recently started working with a much more experienced real estate investor who is doing exactly what I want to be doing - marketing for off market deals, flipping houses (wholesaling the deals he can't handle, doesn't want or can't help the property owner and then buying rental properties for long term.)
He recently had me figure out the "best" and most desirable school districts in my area and what a first time home buyer home looks like in that area. His idea is to target first time home buyer homes. First time buyers are less picky, more eager to get into a home and there is always downsizers also looking into these starter homes. And of course, purchase these homes in good school districts.