In fact more than that it was obvious that what us New Zealanders would call "white flight", meant that many areas that were either quite good or just OK were going to turn bad soon enough.So location is super critical here in Memphis.

I booked a flight to ATL July 4th weekend.

I believe there's plenty of opportunity in those areas, as well as areas a few hours west of NYC(NJ and PA) and northeast of the city(CT for example.)Being able to reach your property by car is superior to having to book a flight, IMHO. 

But I’d much rather spend a week of my time and a few 100 dollars on flights then get ripped off.

Lastly, if you can try to pick a state or city that's within driving distance or a cheap and short flight, I recommend it. 

I also would like the area to not be more than a 2 hour flight so no further west than say St.

There is a cheap direct flight from LA to KC on Spirt.

I don't buy used fridges, they're too complicated to repair and too heavy to DIY haul up 3 flights!

No one seems to want to walk 3 flight of stairs to a bedroom.As for the rentals, i don't think the garage makes any difference, especially if that is a townhome.

I looked for Population & Job growth, easy flights to/from NYC, no Snow and as mentioned friendly Landlord Laws.