(It's still a fantastic market, and I'm still buying, although the cost of property has gone up somewhat dramatically in the last couple of years and the market has started to get slightly oversupplied on the larger-house side as more and more are being constructed.)I did want to address this question, though.

Let me rephrase what he stated in maybe a more dramatic, yet clearer way.

but there lies my biggest concern, while I am investing in areas that I believe are going to appreciate dramatically as that is where some real money is to be made, I am buying to cash flow and not guaranteeing to myself or to anyone that the appreciation will really happen.

An ounce of prevention is better than a pound of cure.Inspectors can vary DRAMATICALLY in their experience levels, and their thoroughness, and even the best inspectors will occasionally miss important issues (nobody's perfect).Therefore, each time I buy a property, I don't use one home inspector, I use SEVERAL layers of inspection done by SEVERAL pros.Yes, I use a regular home inspector, but I also have an experienced plumber scope the sewer line on EVERY property before I buy.

There are too many variables like the possibility that rent rates will increase dramatically or the tenant will turn out to be bad and you will need to get rid of them.

Find a local agent, property manager and/or boots on the ground since values can change dramatically from one area to the next. 

You can lose a TON of money, or dramatically decrease your earnings, if you don't know how to manage the property well.

People are going to give you a lot of specifics on population growth, numbers, etc, but in my opinion the real answer with investing out of state is where can I invest in a place that helps me achieve my financial goals without increasingly my headaches dramatically. 

The difference in the actual drawer tray size is dramatic, and you don't get cornerhooked by the frames on your plates or pots. the actual space in a 12 or 15" framed drawer is tiny. 

Many carriers will not insure someone in this case at all, and the ones that do (if available in your state) will charge dramatically high rates, think $10-$20k a year for a policy.