My advice (based on my own personal experience with investing in the Columbus, Ohio market) is to secure the asset even if it's not bringing in as much as you desire (within your finanial means of course) because today is the cheapest that property will ever be. 

My main issue is that I don't have a ton of time to travel to desired markets (thinking of places like Phoenix, North Carolina, Reno/Vegas, Ohio) to look at properties, network, meet potential team members, etc. 

The appeal lies in consolidating all aspects of the investment onto one property, coupled with the desire for steady month-to-month cash flow and the potential for long-term appreciation.

Newer homes in desirable areas will come on the MLS under market value, and you can finance these. but they are rare and go quickly.Happy to give you a break down of the Kansas City Metro market

However, the cool thing about accountability with colleagues aiming for the same desires, is that I have been able to comfortably find time to either jog or walk outside DAILY, even if it's just for 10 minutes, not even caring how far I go or how I fast I run.

I also live in CA and have no desire to buy anything here so all of my investments are out of state.

So- in a highly desirable area, in order to get 10% over market averages, we would need to have high end finishes too, which in some cases can be $20-50K in improvements in order to gross another $2400 or so per year.

I am looking for populated desirable areas with no rent control laws..

Yes, if you have zero desire to build or live there and can’t find a builder to partner with.

You do not need to state a reason as you can end your lease agreement at the end of the agreement for any reason that you desire.