BP is the ultimate learning center for real estate investment.

However, I closed on my duplex for $345k and I'm a half mile from the United Center. 

I suggest you first decide what you want to invest in, i.e, multi-family, self-storage, hotels, mobile home parks, retail shopping centers, office, industrial, etc., and then attend some training events in those asset classes.

It is a more rural area with a city center nearby.

@Tanner Ploe the Texas Real Center (located HERE) is an incredible resource of information and they have very specific studies that in the past 40 years that 90% of the population growth in Texas has occurred within 50 miles of I-35. 

Analyzing deals now as if you're going to buy now will make you feel comfortable and confident in moving forward when the time is right for you.I'm at RE/MAX Equity on Center St. here in Provo so don't hesitate to pay us a visit if you ever have a question about investing.

Convienant access to major job centers and a much lower price point than suburbs directly to the south make it very attractive to renters and great for cash flow. 

My plan centered around where I was.

In good to better shopping centers, e.g. well positioned un-anchored strip centers with chain store tenants or strong grocery anchored centers, it's very common.  

Amazon is building a 2.3 million (yes, 2.3 million) square foot distribution center.[4] Home Goods, a national home furnishing retailer, is set to build an 800,000 square foot distribution center.