I’ve found that there is a great market for high-quality tenants in Dothan.

The nicer the place looks, the more likely it will attract quality renters willing to pay market rate.

Not only is she an asset to out-of-state investors like myself, but she’s also incredibly well-connected with other professionals who share her same high standards of service.

For someone that's not as conservative, or a different view on the cycle, they might have a different opinion than me on all of this.2) Sponsor quality check: (takes about 45 minutes per deal)I believe that a great sponsor can take an average looking deal and make it great, and that in mediocre sponsor can take a fantastic looking deal and make it bad (especially if there is a severe recession).

I've found quality pieces from all these places at decent prices. 

--------------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a Class A property in Class D area, what quality of tenant will you get?

@Rick Baggenstoss Yes, i have seem some quality property bid up almost to retail. and it is always the same 5-6 bidders that you see dominating the winning bid.

The post about asset quality should not be overlooked. 

Yes, it's standard across most loan types to be able to do a cash out refinance, even if there isn't currently a mortgage on the property.

From a quality of life perspective, I've been considering Georgia and the Carolinas.