Read up on them to narrow your focus to the one that works best for you.Try to find one that allows you some control.

California Prohibit State Limitations on Local Rent Control Initiative (2024).

Even if it's one of the properties we own or control with a contract- You don't get my attention without proof.  

Also research Rent legislation,  many states and towns are looking at rent control.  

In markets with post-occupancy or quality-control issues, the inspection process became absurd.

This is where you get control of a property for a set time without fully buying it.

No turnover, no replacing the roof, the hot water heater, the broken AC, no vacancy, no tenant hassles, etc… pest control, electrical issues, plumbing issues, septic issues, no renovations from wear and tear (you get the picture).  

My partners and I have purchase 2 KMarts, 4 warehouses, 2 mills, and a grocery store that have been converted to Class A Climate Controlled self storage facilities across the southeast, currently $160 million in assets under management at stabilization.

There’s not too much of a reason for VA other than the driving distance like you said - being able to see the property / more control over rehab.

While you can’t completely control who applies to live in your properties, you most definitely can find areas that are popular with students, young professionals, families, etc. 4) just as important as finding the property, you need to have an exit strategy in mind for the property.