I have always preferred to stay in the areas I know and that are within a reasonable driving distance for me 90ish minutes from my home.

They're long distance typically so viewing the space in person isn't usually a priority, and this saves you time from having to drive over and schedule facetime tours :)

There is so much growth here - population growth, job growth, and companies moving and developing here.

Based on the growth in that area, I suspect I will be able to refinance within the 5 year window and not require any cash into the deal. 

Conversely, a new built A class SFR, in A class market of significant growth via a well laid out planned city development, great schools, area people are glamouring to move to, a-class tenants, very very low risk.

Just drive by to see.

Driving to the store 4 different times is a waste of time and money.

The cost of PM here is between 20 - 30 % and frankly, while they can drive occupancy, they often have lower rates and less attention to detail (I worked with one when I transitioned a new property that was previously PM managed).

Hey Patrick - we are targeting more sophisticated investors who will appreciate our approach to help them drive NOI margin and make informed buy/sell decisions.  

Just, "that's the next cave" over.I joke because you live in the best of times to locate properties, all we had were cars and feet, to drive neighborhoods and locate deals.