Louisville, KY

Louisville is a major ecommerce and logistics hub for UPS, Amazon.
There is a scarcity of buildable land.
Louisville International Airport (SDF) is a 5 to 15 minute car ride from most neighborhoods.
Low cost of living makes Louisville an attractive place for young people to settle down.
Largest city in the state of Kentucky with over 620,000 residents and growing steadily.
Emerging tech/data economy with diverse group of major employers including UPS, Humana, YUM Brands.
Comparatively low prices for single family and multi-family properties.

"Slow to rise, slow to fall" -- insulated compared to most other markets
Cash flow play with good equity appreciation
Investment properties appreciating between $7,500 - $10,000 per year
Can easily hit 1% rule, as high as 1.3% (monthly rent ÷ purchase price)
Quadplexes in $150,000 range that cashflow $2,200/month
D-grade homes with 25% cap rates are not uncommon but you need to make sure they are rented
B-grade property for $90,000 range
C-grade property has good appreciation, low risk
Nowhere to build in Louisville, everything is getting renovated and turned over.
Louisville property values are not affected by school district due to Jefferson County Public Schools Student Assignment Plan.
Not a lot of natural disasters -- low tornado risk, most houses next to Ohio River are not in flood plain.
No hard water, natural limestone filtration shelf -- the best bourbon shorts with the best water...
Convenient commuting, can get most places in under 15 minutes.