I'd rather you have a single family home in Waco, Belton/Temple, somewhere on the I-35 corridor than an out of state duplex in a stagnant market with little to no population growth. 

The state is very landlord friendly and its business-friendly practices have led to job, population, and rent growth in Indianapolis. 

This is an the city and the area around it is developing, so I will likely tear it down in a few years to build something else.

Most of my work comes with selling 3/2 new build duplexes; however working with a developer comes with looking at tons of lots of land.

I would personally recommend Columbus OH because of the great macroeconomics - population growth, job growth, and lots of major companies moving and developing out here such as Amazon, Intel, Meta, Google, etc.

It's a great market for short, mid, and long term rentals due to its strong economy and growing population.

It's ugly and it was all a very expensive lesson on how to vet GCs and how to develop relationships with the correct ones. 

the lady trying to borrow had this great notion but no experience and the property she was trying to buy I happened to know very well it was in Clear Lake CA no way it could be developed.. but she had a dream and Remington fed into that dream. 

That's like a company that does software development giving employees a bonus for referring other good programmers automatically makes the company a "scam". 

I've never really needed to because I've always had enough money to fund things myself but I am shifting into flipping and land development and new builds.