I was wondering if it is safe to broaden my horizons to out of state markets.

My specialty for many years has been in short sales, REO, and customer referrals for the residential market, but looking at expanding my horizons into real estate investing.

I look at NPV, BTIRR, and BTCF/ATCFOf course if you can manage to do a no money down or next to no money down rehab, or flip in <60 days, it really skews your IRR, so sometimes I just look at the sum of the ATCFs over a shortish time horizon (2-5 years) to determine if it makes sense to tie up my borrowing capacity.

Your horizon timeline to own makes a difference.You might find a property that on it's own for returns is not all that exciting.

@Aaron Mazzrillo I would love a few examples of the things people have done for you and things you've done for others to increase there social horizons.

I think you need to sit down and write out a mini plan that covers your life goals, your investment philosophy including time horizon, and criteria for investments.

@Kushal Shah I don't know anyone that's purchased in NYC with a long time horizon and regretted it.

This may be another impact to supply in some markets...Just some thoughts but a great topic and i look forward to hearing what others see on the horizon.

What I can't figure out is, long term, how to get the funds I would need to scale my portfolio to a point that would replace our income in what I think is a pretty generous time horizon (10 yrs).

Depends on what matters more to you, what your time horizon is, etc.