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?

[Ronald Allen Barney]

Some sort of reliable boots on the ground to report on things like regional quirks and gotchas, such as MLS data quality issues, war zone neighborhoods, obscure gotcha local tenant laws, environment/climate issues, general market issues, particular quirks in how paperwork is done in contract-to-close, etc. It "can be" a realtor but could also be an investor or wholesaler, or a really smart PM or Contractor.