Sell for $100,000 each.  25 minutes from Dallas.  

Invest with syndicators who have a narrow niche and proven track record.For example, if an operator has done 5 or 6 workforce housing value add deals in Dallas, and they are offering a similar deal now, that would be encouraging.if however, their current deal was a brand new luxury Class A building in Charlotte and this was their first acquisition in Charlotte and their first class A deal, as an LP I would pass.Find operators who do one thing and kill it in that space.Find operators who own or have gone full cycle with similar assets in the same market.For example, my firm, Spark Investment Group has a very narrow niche - sub 100 unit MF or BTR in Greenville SC.

I’ve got 19 SFR in a better appreciating area (Dallas).

BTW would love to network with you on Dallas CRE Multifamily inventory if you have access to value add 

They sold a duplex in Austin and exchanged into a small portfolio of properties in the Dallas-Fort Worth area.

@Dallas Hoover  Congratulations. 

They sold two appreciated duplexes in Dallas and we turned them into 8 units in Mesa, AZ with higher cash-flow, and much closer proximity to Southern California.I'll add to your Phoenix "pros" list:1) Landlord friendly rental rules2) Easy evictions in < 30 days3) Rents are rising faster (on a % basis) than many other metro areas4) Low property taxes (and the property taxes don't sky rocket after a purchase as they do in CA)5) Very low vacancy and extremely high tenant demand.

I am considering going outside DFW for my next investment, but not too far (at most a 2-3 hr one-way drive from Dallas).

I added a "cowboy pool" to one property...now I've got a pool that needs cleaning and most pool companies don't service above ground pools, go figure. 

Now a giant city 250,000 people and home to Cowboys, Stars, FC Dallas, minor league baseball, lots of companies, new Universal Studios theme park and something like 10 high schools now...big high schools.