We are blessed to have the chance to visit every summer!

Here's my 2 suggestions: Visit your local REI groups.

A Starbucks building in a suburban nice area in California is going to go for a 5% cap rate, and in Kentucky an otherwise identical building with a NNN Starbucks tenant is at a 6% cap rate.

Potentially a 'exclusivity in exchange for reduced fees' or 'reduce per-visit fees as the number of calls increases.'

I currently a flipper in my backyard in CA and am in a similar situation where I'm looking to flip out of the state.

Hi @Jeff Hines, I'm based in Southern California, but I have started my out-of-state real estate journey in Indianapolis.

How is the real estate in a landlord friendly state of CA?

I bought from a primary homeowner in Indianapolis metro area who took really good care of this home (I did live in this house and rented it out when I moved back to California) and from a flipper in Indy more recently.As far as primary homeowners, they can range from taking really good care of the house to someone who has a lot of deferred maintenance - I renovated a local property that had a lot of issues.  

did you do an in depth dive or visit any of the cities?

I bought property in 2008, 2009 and the last year that I didn't buy a property a California actor was President.