investing in state or out?

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I'm 25 years old looking to invest in a 3 unit or 2 unit in NJ or out of state, I have to pick investing in North Jersey or invest out of state for better ROI (Pa) (Texas). Every deal i try to analyze for cash flow i get bad numbers. Not sure what to do cause i don't want to have to keep waiting and waiting to find a deal. In High-cost Markets like NYC, LA, and NJ, what do investors do?