i am a real-estate investor. my question is what 10 cites in the
southern half of the united states has the highest cap rates for
investors? so that we both have the same meaning of cap rate here is
what i mean. what cites can investment property (single family homes,
duplex, tri-plex, & four-plex) be bought for market value or below. in
other words, cheaply. this combined with which cites offer market or
above market rental income. thus giving the investor the maximum
return or highest cap rate.
 
in addition, i am looking for these cities to offer  major
college/universities, and hospitals.

I live in Jacksonville, Florida which qualifies as a southern city.
During the 90s we had low home prices. Prices are almost double early
90s prices, and at least one investor has bought hundreds of homes
below market from owners at high risk of forclosure. Jacksonville is
likely not one of the ten anymore, because of the stiff competion from
other investors looking for a bargain. Even less costly was Marion
Oaks 6 years ago. We stopped looking about 1999. Marion Oaks (at least
300 homes) is semi rural, about ten miles southwest of (city center)
Ocalla, Fl which has a population of perhaps 100,000.   Neil