Hello! 

Any investors out there having good experience with cash flow (~4% cap rate and above) on single family, duplex, condos with a purchase price of ~200k in any particular city? I'm looking to invest out of state and I'd like to know if you have personal experience finding decent deals in a particular city. Websites all over claim good cities for cash flow but its really all over the place and no website seems to be consistent. 

Thanks in advance.