Investing outside of major cities

[Andrew Thomas Vedder]

As we all know cash flow is becoming harder to find with interest rates going up. Has anyone looked into investing further away from established cities to find properties that will cash flow? Currently in Houston I cannot find a property that cash flows. But areas such as Bay City and Angleton have properties that will cash flow. 

They are outside of my targeted areas but for those who have invested in real estate that is one or two hours away from their primary location - how has your experience been? What do you look for when you invest in these smaller towns? 

Personally I take into account the current number of rentals available on the market and what jobs are available in the immediate area.
Thanks for y’all’s insight on this. 

-ATV