Out of State Investing - Bend Oregon or Houston Texas or other suggestions?

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Hello,

I'm from San Francisco looking to invest buy and hold out of state. I'm initially considering Bend Oregon or Houston TX but as I search the forum posts here, it seems even those markets are overheated.

Are there still deals to be had in those areas? How should I best find them? Right now I am only looking at MLS.

I am choosing those areas because a friend of a friend have invested in Bend and my husband regularly does business trips to Houston.

Are there other out of state investing that may be worth investigating? My brother goes to Newcastle Delaware for his consulting job so that is also once place I can look at and at least have a hotel to crash if I need to make a trip.

Thanks for helping a site newbie out!