If you can't find local deals that make sense, you might want to expand your market area to include nearby secondary or tertiary markets, or even consider bigger properties farther away.

Consider zoning regulations, nearby development projects, and market trends to gauge its potential for value appreciation or rental income.

@Luke Bricca Yesss...my heart is really in renovating and giving houses a new life (did that with my own house pretty much) but alas I live in the Bay Area so there is nothing I can afford here....or anywhere nearby really... plus a small kid (so travel is hard), so hard to travel frequently and supervise a contractor, etc. 

Properties within driving distance offer several advantages:Hands-on management: You can personally handle issues like maintenance, repairs, and tenant interactions, which is invaluable when you're learning the ins and outs of rental management.Cost efficiency: Without needing to rely on a property manager from the start, you’ll save on fees.Faster response time: Being local means you're close enough to address emergencies or inspect the property as needed.Starting with a nearby property often leads to a smoother learning experience.

Rural counties near by raised their section 8 rental rates.

If the property is nearby, I would have gone there myself to A. get the measurements and determine what color to replace with.

I'm not in the same boat but I'm definitely paddling along nearby.

I'm the mindset that it's better to own fewer high quality properties than lots of inexpensive ones (e.g. all those roofs, HVAC etc to replace in the future). 

Fewer still will be persistent after the first week or two.

I literally had to put both tenants in a nearby hotel for a week.