You want investors who can help you and telling you where to invest when you are allegedly open to the whole country is impossible.Make a list of places you have a competitive advantage (where you've lived, where your friends and family live, and places you have been that you loved) and then use a list from Dave Meyer or someone else who crunches the data and see where there is overlap.

The new build Homes i recommend are fairly cheap and the HOAs are investor friendly with no restrictions to rent. 

The reason im looking there is because I have some family/friends who I can trust to look over stuff for me if needed.

You have to find a property manager whose investor friendly and is good with communication - that's a non-negotiable for me especially when I refer them to my clients here in Columbus Ohio.

An investor friend offered me first crack at buying his paid-for 5bd/3ba SFH that appraises for $500k and is currently rented for $3k/month on a 12-month lease.

Have a friend list the property with a price or requirement that no one can or will meet, list the property for a couple of weeks then cancel the listing.

Building your team with an investor friendly lender and agent will be a great start and BP can help with that too!

We work with investors on 1-4 units throughout CA & OR and would be happy to support your search or refer you to a friend.

Some of them will user Matterhorn software and charge a LOT, but some use other cheaper software.How much research have you done on your local competition?

I was just helping two friends navigate this process for a duplex they purchased in WA.