i keep seeing:1. buy out of state rental in a solid neighborhood with long-term potential (just as you are recommending) but then...2. have one rough tenant turn that costs a couple grand, and3. give up on real estate investing, and turn on everyone involved in the transaction for not guaranteeing that sweet cash flow in month 1 lol, yea there is a decent chunk of investors who get really butthurt by that one bad unit turn and just give up.

They are not allowed in certain master planned communities.Summerlin, including Sun City Summerlin▪ Town Center▪ Skye Canyon▪ Cliff’s Edge▪ Symphony Park▪ Grand Canyon Village▪ Las Vegas Medical District▪ Providence SquareAnd these restrictions I find would be the most difficult for you to overcome - A short-term rental license does not provide authority to violate any common-interest community’s covenants,conditions and restrictions (CC&Rs).

Through November he owes us around 30 grand and others even more so I've heard.

In the grand scheme of things, these are what I would consider first world problems.

if someone needs to borrow a few grand that's a pretty shaky situation.. 

I am now out 50k and have a few hundred grand sitting in escrow.7. not willing to just walk from 50k if there was not this 50k I would have just moved on.8.

I'm not saying I won't ever represent myself, but the commissions aren't relevant in the grand scheme of things to me because there's plenty of money to go around everywhere if you're doing this right. 

It costs a few grand.

However, I have no idea how to choose from the remaining cities, it seems there are a lot of potential options:- Midwest - Michigan (ie: Grand Rapids) seems to have options, also seeing Columbus Ohio and Indianapolis coming up- Reno - I've seen mentioned several times on here- Pittsburgh / Philadelphia / Twin Cities - All mentioned as lower cost to get started, and seem to be experiencing growthI'd ideally like to find a place that has strong potential for future growth, a diversified economy, and I don't mind living in (being close to nature would be a plus). 

More than a few reported working his system getting paid the 10 grand finders fee and was excited to complete more deals.