Buy low enough and they all have upside potential! lol.
Mid town, downtown, East Sac always good. Citrus Heights is good for rentability, complex called Woodside and Timberlake is central for condos, Campus Commons, 95864 is good for homes (starting higher priced though). 95842 is lower socio economic, but not horrible and you can buy 125-145K there which is anomally too low. Hope that helps!