Don't invest out of state!

[Tim W.]

We all heard the mantra before. "Don't invest out of state." Does this statement apply with NNN properties? My understanding is that these properties are very passive/hands off. Would investing out of state to find a hands off investment be the exception to the general rule?

[Todd Dexheimer]

Yep and everyone tells you to invest in stocks, bond and mutual funds too. When you listen to the masses, you get what the masses get. Investing out of state can make a lot of sense, especially when the opportunity in your area is not great. As @Account Closed mentioned, it forces you to build a business that rely's on teams and systems. 

Look at the biggest RE companies and you will find that most are in more than one market. Look at the most successful companies in general and the same can be said.