I guess when your dealing with High Profile Clients, you can't afford to have your newbie make mistakes... understood. but I gt tired or sweeping floors and being told to stay home because there was no work for ME to do.So I switched it up, as I tend to do about every 2 years, I changed industries and locations, I now work as a Pawnbroker in South East Dallas.

To go the extra mile, you can use Aftershock coating on all flood exposed wood studs and sheathing.

However a few miles away in the same district you will be at Marshal,  which is lower middle class and is a much rougher area.

There are some good and not so good neighborhoods within 3 miles of UAH. 

it is the location. 5 miles outside of Chickasha

Then there is a matter of risk you take on to get your profit, with goes hand and hand with knowledge and control that can be exerted to assess, hedge, or otherwise avoid these risks ... how able are you going to be able to do that in a market you don't know thousands of miles away?!?

I should still be good to recoup my cash within 10 years (my other deals I shot for 5 years, but have not been purchasing much lately, simply not finding good deals in my area).Bought the land off market, cold call :), and is with 1/4 mile of my other 60 units.

I currently hold 2 properties in California and am looking in the South East and Mid West to expand the portfolio. 

We do have local property management in place, so we won't be managing from 3,000 miles away.  

There is one in Indianapolis run by Vickie Perry which is 139 miles from you or you cold come to my meeting in Marion, IL which is 85 miles from you.There may be other groups closer to your home that are not Chapters of the National Real Estate Investors Association that I am unaware of.