Investing out of state can be a little tricky- as you mentioned; however deals are scattered across the country/world and confining yourself to local markets might be "shooting yourself in the foot" so to speak. 

I’m actively looking to purchase shovel-ready scattered site sub-developments (2 to 50 unit plots, multifamily or SFR) outside of city of Philadelphia.

@Mike Trzaska$3,000 does seem like a lot for just a W-2 and 4 rental properties.That cost can wipe out a significant amount of the cash-flow that you generate from the properties...which defeats the purpose of having rentals.The cost may be high if you have some entities that you didn't disclose and the properties are scattered in different states.You may want to consider searching around for some other quotes.

Some areas of North and South Memphis, as well as scattered spots throughout the city, have lower rents than others. 

I do not know how involved Clayton is in the questionable activities, but he is distancing himself from the OP problems.His clients are scattering... my phone, email, and BP account has been very active.

(Walking distance -5 minutes from downtown)There are some 70's and 80's duplexes in Alief (Southwest) area . (20-30 minutes from downtown)There are some newer duplexes scattered around Cypress (Northwest). (20-30 minutes from downtown.)There are 4-plexes and duplexes close to University of Houston and Texas Southern University.

But here in the LR area, we have better and worse neighborhoods scattered throughout.

As margins have tightened or disappeared in more popular markets, investors have scattered to lesser known pockets of the country.

We have a few SF rentals scattered around the country and would love to hear thoughts on great zip codes and why.Any thoughts welcome!

If I had to rate this area, I would probably give it a low B/B-,  but it's good mix of B and C type single family homes, with a few apartments and, maybe, some duplexes scattered throughout.