There are many mid-country areas that are inexpensive with common-sense laws and courts that serves justice and not the latest social trends, and good property managers that can handle everything for you.Keep looking!

I can understand being nervous about meeting new people  - especially in a field that you are new too - you probably have this image of a bunch of sophisticated investors sitting around discussing their latest acquisitions and and using lots of confusing language  - but in reality real estate investors are some of the most humble people I've come across and these meetup groups are usually full of enthusiastic  well intentioned people like you who are eager to meet other like minded people to share their passion with.

@Shiloh LundahlOK, Shiloh, here's my latest deal.

My latest investment is in Norman Oklahoma where I am a General Partner.  

It all depends.EDIT - I also want to add that our latest place we were running was a beach property here in WA.

If I were in your shoes I would wake up at 7am at the latest and go find a passion.

The latest BP podcast has a Canadian investor who roped in $30 million to invest in the states, but that doesn't exactly happen every day.

BP coincidentally just mentioned this issue in their latest podcast, being out of state I made the (now obvious) rookie error of not doing regular touch ins with my tenants, I only did 1 inspection a year and they knew I was self managing and out of state. 

Here is the latest I could find: https://www.cabq.gov/albuquerque-housing-authority...Final FY 2016 FMRs By Unit BedroomsEfficiencyOne-BedroomTwo-BedroomThree-BedroomFour-Bedroom$591$767$941$1,352$1,643VERY USEFUL INFO!

And if the latest one was only 3 months ago, there's no way the seller didn't know or forgot about it.