Here are some areas in Texas and Florida that are currently attractive for real estate investment due to economic growth, population increase, and urban development:In Texas:Austin:Reason: It's a tech hub that continues to attract major companies like Tesla, Oracle, and Apple, driving demand for housing.Opportunities: Residential properties, multifamily units, and commercial real estate.Dallas-Fort Worth:Reason: This is one of the fastest-growing metropolitan areas in the U.S., with a diversified economy and a strong job market.Opportunities: Multifamily developments, long-term rental properties, and flipping projects.Houston:Reason: Known for its oil industry, Houston has diversified its economy into technology, healthcare, and manufacturing.Opportunities: Commercial and industrial real estate investments, as well as residential projects.San Antonio:Reason: It's experiencing continuous infrastructure growth and is more affordable compared to Austin and Dallas.Opportunities: Affordable housing and expanding development projects.In Florida:Orlando:Reason: Orlando’s tourism industry continues to drive growth, alongside its rising status as a tech and medical hub.Opportunities: Short-term rental properties, multifamily developments, and new residential construction.Tampa Bay:Reason: Tampa is experiencing a population boom and is considered one of the best places for job growth in Florida.Opportunities: Waterfront properties, new housing developments, and commercial real estate.Miami:Reason: As an international business hub, Miami is attractive to both investors and high-net-worth individuals looking for luxury real estate.Opportunities: High-end residential and commercial properties, luxury condos, and fix & flip projects.Sarasota:Reason: Known for its beaches and quality of life, Sarasota attracts retirees and families, boosting its real estate market.Opportunities: Residential developments, vacation rentals, and waterfront properties.

It is 5 or 6 hour drive from my house.  

Thanks, great advice.My main concern is that I am not local (about a 2 hour drive to my market area).

For a family earning slightly higher income than median wages, driving to work to the city and living about 30 mins away with reasonably good house on a > 400 SQM land parcel was possible and totally achieveable.

Location is residential with a park a short drive or long walk away.

The truth is most methods work - cold call, direct mail, referral programs, driving for dollars, etc.

It is not like most paid mentorships I have heard of where it is a one-time pre-recorded web course then a meeting or two per month and thats it, it is a true community.

You might want to visit Detroit if you have not, and drive around the different streets in the city- but I warn you it is very dangerous in many parts.

I remember I used to drive by my first rental property often just to make sure... - IDK, that it was still there??

A good investor agent can find deals for you, you can cold call, drive around, and scour city data.