Popular neighborhoods include Lakewood and Casa View, but larger multifamily properties can be expensive.

In the Midwest, Cleveland and Detroit have been popular with investors due to lower entry prices and strong potential for appreciation.

Long story short, sold my home on 40 acres and business, made a nice profit, met an amazing man who is a contractor, got married, sold his property too and we moved to the high desert of Central Oregon near a very popular year round resort town.

This past week I've invested some hours after my 9 to 5 (between putting the babies to bed and my own bedtime) into a tool that would help me understand the impact of refinancing, depreciating or selling my LTRs.

From what I can tell, all the material and tools you need for investing out of state are provided and I have heard multiple success stories from it within it's first year being live.

However, smaller properties tend to have asking prices influenced by factors like local demand or future appreciation potential, not just rental income.If you're finding that the numbers from the cap rate approach are consistently coming up lower than the asking price, it may be because the market value is being driven by different factors, especially in a competitive or appreciating area.I’d recommend using comparable sales as your primary tool while keeping the income approach in the back of your mind to avoid overpaying.

Could you share what tools your team uses to gather the data?

Pricelabs Market Dashboard is a great tool to see rents and find MTR comps on Airbnb quickly

I believe there’s always a deal to be made but one must have the necessary tools and most of the time those tools are Individuals with Experience.

Thoroughly analyze deals using tools like BiggerPockets Rental Property Calculator to ensure property cash flows align with your goals.