Best Low-Investment Rental Property City Of 2004 / 2005!

Firstly I would like to say that it has been very enlightening for me to read the forums here at TCI. My heart goes to those of you that has been generous enough to share your expertise, knowledge, and experience with all of us. I hope we can continue to be enlightened...

Anywho, I am a beginner in REI, my primary motive was to look for cashflow properties, however my budget is limited. I am looking for properties under $70K, I will be able to rent it out, generate positive cashflow from the property, and with modest ROI / cash-on-cash return.

From where I come from, San Francisco, it is impossible for me to do this, not to mention the skyrocketing prices, but also the high imbalances between the value of the property and the rental income. Thus, I am looking across the country for the best investment, no matter the distance.

Although, I regard price appreciation, but I hold cashflow to be more of importance.

So please again enlighten all of us and post the location that you think is for suitable for the kind of investment property I was talking about.
(low-investment, lower vacancy rate, higher ROI, growth, and etc..)

Please also give us a brief comment why you think it is a good location. Thanks and God Bless.
:-D