If you want appreciation and cash flow is a distant second, then I agree - follow the tram.  

Last time I was there they were working on a huge new tram system that was going to hook people up in the entire city with access to cross-city travel and jobs.  

Thanks @Tram Ambers!

I particularly love their extensive public transit, its a lot like San Francisco now with its street cars, and sky tram, and buses.I am down south in the much quieter, much smaller city of Eugene, home of University of Oregon and the Ducks.

Here's an article by a lawyer explaining it, and offering their services to sue a homeowner if your kid got hurt on a trampoline:https://www.beasleyfirm.com/blog/2012/september/when-are-homeowners-legally-responsible-for-tram/

Millions being spent to upgrade the tram.

@Tiffany Tram Welcome to BP, @Mesut Ergin pointed you in the right direction for the local area REI groups and meet-ups.

@Tram Nguyen yes cashout refi after rehabs are done and after tenants are in with annual leases and after 3 months of financials are available

Long distance investing will require a strong core four real estate tram that you will have to rely on heavily and select dutifully.