1st Time Real Estate Investor (Kentucky, Kansas or where?)

[Michael Rukov]

My name is Michael and I am in SoCal. I am looking to start investing in Real Estate out of state and am in search of the right area and right steps. I have a couple of friends that have done well in Louisville KY and are starting to go to Austin. Is KY still a good place to go or should I look some place else? My goal is to buy 3 to 5 properties per year concentrating on Cash Flow with 1% rent to purchase price ration. Looking for as much advise as possible here. 

Thank you in advance.