There are sweet spots in the C(+) neighborhoods that do really well for people in Rochester, the C and D neighborhoods are extremely tough, city regulations just pile on in those areas and it can be tough to operate well and stay in the black.

I'll keep my advice short and sweet since so many great tips have already been shared!

Short and sweet.

Farm sales- look for sweet spots. 

For a first out-of-state investment, many new investors start with an SFR just to get comfortable managing from a distance, then transition into duplexes or triplexes once they have a solid property manager and maintenance contacts lined up.If you’re targeting that $80K–$125K range, you’re right in the sweet spot for markets like Memphis, TN where you can still find solid cash-flowing properties and landlord-friendly laws.

Sounds like a sweet project.

You are right as an investor I must first identify my sweet spot, I want to be in this game for long haul.

I set this one up starting at 5 units just because that’s been a sweet spot for me personally - if I’m looking at anything bigger, I’ll usually move over to a larger model I’ve been working on the past few months.This one’s really built around analyzing the income and income potential of each unit over time, and it’s flexible - you can scale the unit count up or down.

Class B/C in stable neighborhoods is often a sweet spot for newer investors.Since you’re new, consider starting with a market that has good investor infrastructure—solid property managers, lenders familiar with investor loans, and local investor groups.

Since you’re keeping it long-term, I’d stay focused on tubs that can take abuse, clean easy, and don’t break the bank when one eventually needs replacing.Here’s my take:If you’ve got good bones under the bathroom floors, enameled steel or acrylic tubs are your sweet spot.