What is the most important thing for an out of state investment?

[Scott Lundgren]

Being involved in Rental Real Estate for over 20 years I have my own list of what I need to invest out of state, but I wanted to hear from others on what they feel is important for them to find in their search for a good asset out of state.   For me the 3 most important things to have is a Quality Property Management team in the local area, a reputable contractor for upkeep, and the location to be in a nicer neighborhood. (which helps draw a better tenant).  What is the most important thing for an out of state investment for you?