The tricky part will be to get the the city to change your property's zoning to multi family (if it isn't already).

I would like to know how to read the market a lot better and learn how I can see wether or not a certain city is thriving or not, if where I purchase the duplex is thriving I'll just settle there and target SFH's there instead of moving out of state.  

It's a lot of work upfront but once the team and systems are established it gets easier and as you get better you can expand to another city. 

Thus, we are looking into the Johnson City-Elizabethton area or the Kingsport-Bristol area.

I did have a relative living there and my wife went to school there so I had some familiarity with the city. 

The City of Portland, and Multnomah County are more restrictive than most of the state for instance. 

Looking to purchase a duplex, triplex or fourplex in Panama City and do short term rentals for summer months and long term through the winter. 

I'm looking into cities of central AR (LR, NLR, Benton/Bryant) Hot Springs area, and NW AR (Fayetteville, Rogers, Bentonville).If you don't mind me asking, what is it you like to offer new investors?

I have referred a loan out of state based on NOI, cap rate at purchase, room for increase income and purchase price vs market value.Maybe I didn’t articulate the intent of the post as clearly as I hopedFor anyone who has bought multi family out of state, “what are gives you the warm and fuzzies about a deal”:Obviously not cap rate, but maybe vacancy rate,  Cash on Cash ,GRM, IRR, Unlevered free cash flow, Cities over 250k?

Out of state investing in cities within a reasonable driving distance may be a good option.