This is often more difficult to find but one strategy would be to talk with STR investors who are active in the market there. 

Feel free to email or call me if you'd like to talk more!

I'm from NJ as well and always happy to talk NJ real estate! 

The right idea is going to be the bread and butter.1) Ideal location2) Quality properties over quantity of properties3) 1.25x DSCR4) Intention to hold no less than 8, but ideally 12+ years.5) Sufficient cap reserves6) Mechanisms to enhance cash flow(via alt investing or house strategies).7) Liability protection through no PG loans(if possible), LLC formation, property management and being a diligent landlord.8) Invest deeper, before wider.Now if you're talking where to invest, different information.

@HaiderFord is also talking about the impact on Memphis.Here is an article Ford put out 12/24https://fordauthority.com/2024/12/ford-blueoval-city-set-to-...

Collecting rent is something we don't talk about much unless it's not happening but I wanted to start a conversation about what methods of payments you accept and why. 

After talking things through with the boss "wife" I finally received the okay to invest into real estate.

Talk to investors & PMs in that area

Can we connect to talk a little bit more about investing out of state? 

Talk to an accountant prior to doing the cost segregation study.You want to discuss whether it will be beneficial or not.In general real estate is considered passive which means that it can't be used to offset other forms of income such as wages, interest, dividends, capital gains, etc.However, there are some exceptions where the real estate loss can offset these types of income.best of luck.