I would try to get resilient, but inexpensive, everything for a D area.

Plant I was working at shutdown and had to move for new job.

This allows the sponsor to buy a nearly $50M property with just a few million of investor equity--but it provides zero resiliency to an adverse market. 

By thinking ahead and putting the right systems in place, you're not just reacting, you're taking control of your financial future, building a more resilient foundation, and positioning yourself for long-term wealth and peace of mind.Best of luck.Disclaimer: This message is for informational and educational purposes only and should not be considered legal, tax, financial, or investment advice.

Some great long-term buy-and-hold markets to consider:Memphis, TN – Strong rental demand, affordable entry prices, and historically resilient to market swings.Griffin & Forest Park, GA (outside Atlanta) – Lower acquisition costs than Atlanta proper, but still benefit from the metro’s job growth and population inflow.Akron & Canton, OH – Affordable purchase prices with solid rent-to-price ratios, strong working-class tenant base.Birmingham, AL – Diverse economy, affordable housing, and stable long-term rent growth.The goal with your first property should be to keep it as predictable as possible - you want your learning curve to be about tenant management, property management, and cash flow tracking… not about juggling contractor bids and building permits.Long term, you can always graduate into heavier rehab or BRRRR strategies, but for now, think turnkey or near-turnkey to build confidence and steady cash flow from the start.Always happy to break down current deal examples in those markets so you can compare rent-to-price ratios and ROI side by side before making a decision.Best of luck!

The agent should keep you from face planting.  

That’s how sophisticated investors build resilient portfolios.Not Just for New InvestorsIf you’re already an LP in a multifamily equity deal, a well-structured promissory note fund can actually help protect your equity position.

And your pivot after job loss shows serious resilience leveraging a tough moment into a new trajectory focused on creativity and partnerships is exactly how seasoned investors are made.Keep applying that hospitality mindset.

-Marc Don't plant a tree on top of it.

The tenant base is generally stable, and you’ll find plenty of working-class neighborhoods that rent quickly.That said, if you want to diversify your portfolio, there are other affordable, landlord-friendly markets worth putting on your radar:Memphis, TN – Strong rental demand and historically resilient to market shifts.Columbus, GA – Military presence + steady job market make for consistent occupancy.Southaven, MS – Just outside Memphis, low property taxes and strong rental demand.From an out-of-state standpoint, the most important pieces are:Property Management – Get this locked in before you buy.Clear Buy Box – Know your budget, desired cash flow, and property type so you can move quickly when deals pop up.Local Inspection + Rehab Contacts – Even if you’re going for turnkey, you’ll want your own trusted set of eyes.Happy to share some real-world numbers from investors in these markets so you can compare cash flow potential before you make a move.Best of luck!