On the fence. Local or out of state??

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Completely on the fence. Looking for a multi. My area, South of Seattle, seems still very high. I think I ran a calculator on several properties and they are all a pretty big "NO". Trying to gauge the market as it's slowing down, yet the properties that were "No" are now already pending. Any suggestions on areas in other states that have deals, but also enough infrastructure to find good management and renters. I was dialed in with that in both LA and Seattle, but it took a few rounds with different contractors to get there. Current plan is to get two multiplexes in the next year using a combo of Heloc and cash as down payments. So much of me wants it in my area and to manage... but the numbers. Even REO's are ridiculously out priced. I am super conservative on my numbers as I have lived in and flipped 3 properties and at first really miscalculated repairs. Figuring out a job and material/labor is a no brainer now.It's usually what's behind the wall or finding unseen problems that has me now always adding 20%. Goal is 40 doors in next 5 years and an area that can provide that. THANKS!!