Let me start by saying that despite all the uncertainty (economic in general and real estate in particular) I still strongly believe in real estate and am buying as much as I can.

War and economic disaster really puts things in perspective.

Not trying to be a debbie downer, but I see no news economically that is pointing to things getting better. 

I don't know how I could condense how keynesian economics should only be applied to emerging markets and not established ones, in a 1hr youtube.

Key Criteria for Out-of-State DealsWhen investing remotely, I focus on:Strong PM team (this makes or breaks everything)Landlord-friendly laws (stay away from overly tenant-friendly states)Economic diversity (college towns, medical hubs, military, etc.)Steady population & rent growthExit strategy (make sure the property can be resold or refi'd easily)Also, avoid over-renovating.

There is a lot of economic development going on driving jobs which drives housing demand.

If you do not desire to purchase local to you, investigate population growth, wage growth, economic diversity, supply/demand with emphasis on supply constraints) and prioritize this data over the rent to value ratio (ie the initial cash flow).Good luck

I'd say right now it's more about appreciation potential based on many economic, infrastructure, location and price point factors. 

I didn't get into a deep conversation yet but they must see economic growth, etc. - Colorado: recently visited there, not for for real estate reasons.

Turns out investor clients are much more sensitive to economic news and outlooks than residential clients are.It makes me laugh thinking about new investors who think the market is too hot and they wish they could invest in 2008 when properties were cheap.