If you live in WA state, would you pick your local WA state market over an out of state rental, and why? 

Letters, post cards even calls are useless to this owner class. 

I picked up lunch, drinks etc. 

@Mike Sfera some property managers might do this and maybe give you general guidelines on what to expect for Class A, B and C areas, etc.

Property ClassProperties are categorized by class, impacting their quality, condition, and investment profile:Class A: High-end, newly built, prime locations, attractive to institutional investors.Class B: Good quality, older than Class A, with minor deferred maintenance.Class C: Older properties with dated amenities, but value-add opportunities exist.Class D: Distressed properties in less desirable locations with high risks but potential for significant improvement.4.

Many people don't realize that you gain as much or more net worth through debt pay-down, and while it's less liquid than cash flow, over a 5-10 yr hold period it's considerable if you buy in the right areas with the right asset class.

It is located in an area that attracts college students/employees, working class families, and military families.

Would love to pick your brain.

.: @Zeke ListonDo you think investing in property values from 120-180k in upper class c neighbourhoods is a achievable for my first OOS?  

Highly recommend you DM @Samuel Eddinger and buy him lunch to pick his brain!