I moved to Texas and attained my license here recently, there's is a lot of affordable land in this State and every second it grows out West up North and South. 

They tend to be places like California, Oregon, Washington, Idaho, Arizona, New Mexico, Texas, Georgia, Tennessee, and through out the west and south.

On the Tennessee side you have Pigeon Forge area (also Sevierville and Gatlinburg) with Dollywood as a theme park to anchor, tons of infrastructure, tourist draw with direct access from Knoxville, Nashville and the west side of the Appalachian Mountains.

The west is way to over priced so looking at the south or midwest.   

Rent bumps annually 3%.The Tennant is a mom and pop coffee shop that has only been open for 3 months.The shop has a one successful location on the west coast but this is their first location in the area.Two neighboring units just sold at 500k/sq foot, but both to owner operators. 

Very difficult to get close to the 1% rule now in at least out west. 

@Skylar Daugherty My wife and I invest north and west of you.

Focus on West Virginia

Here are the top 2 results for this week:2610 Orangeburg St, Columbia, SC 29204 • $1960 estimated rent • $557 cash flow/month1109 Hulon Ln, West Columbia, SC 29169 • $2010 estimated rent • $525 cash flow/monthThis week, 20 properties meet my cash flow thresholds.

If you're investing in West U or Five Points, consider it a store of value not a generic investment so more value add is necessary to reduce cost basis and eventually money down.