Where should I buy?

[Peter Nierman]

Hi all, 

I am an entry level investor (own my house with a mother-in-law) and am looking to buy my first true rental property.  Since I live in Seattle, where prices are crazy, I am looking out of state.  

Currently, I have about $50k for a down payment and have been looking in Atlanta, Indianapolis and Philadelphia.  It seems all the good deals in Philly are in bad areas, Atlanta is not as good as it was a year ago, but Indy looks pretty good. 

Would appreciate any input from others who are investing out of state or who have an idea as to what markets are safe but will still cash flow.  This is a pretty big step for me, but I am ready to take the plunge.  Also interested if people have input on how to manage out of state property - figure I need property management/yard maintenance. Thanks!

Peter