During this time, I've managed the property efficiently, coordinating with my cleaner, restocking supplies, and addressing the occasional guest inquiry.Initially, I enlisted the support of a virtual assistant (VA) from my other business to assist with tasks such as compiling event lists, researching property management system (PMS) tools, and providing general assistance while I focused on my other business.

@Sean O'Keefe I call it a hunting property, as we occasionally hunted on it, but it hasn't been hunted in years.

We do occasionally come up with low end rentals that offer stupid returns that we wholesale out.

I personally have rentals here in Houston, the income growth and appreciation are steady.A local Investor-Agent can help shorten your learning curve and save you a lot of headaches as they tend to understand the market better.Investing out of state requires specific attention to various factors like understanding the local market, cap rates, rents and other critical information.You should select a market that will meet your investment goals.Here are four key reasons why investors purchase rental property out of state:Invest in geographic areas with population and job growth is strong.Diversify a rental property portfolio with markets that best match your investment strategy.Focus on the type of returns you’re looking for, such as maximum cash flow, high appreciation, or total yield over the targeted holding period.Operating expenses are lower in markets with fewer regulations, lower property taxes, and landlord-friendly laws.Finally, as mentioned earlier, it's crucial to build a great network of professionals to help you and to occasionally visit your property yourself.All the best!

There are several townhouse type complexes that occasionally have stuff come up for sale, ours is in Pheasant Run and we've been more than happy with them, their office staff is incredible and if you do have them do any of the leasing/mgt they are very affordable. 

As for the 1% rule, I can actually find them occasionally, but it's a bit deceiving.

I occasionally see "This property reflects Value Range Pricing. 

Sure, do we miss the occasional killer off market deal, answer is "yes" We see it as a game of averages, and we'll focus more on what we can acquire now and build reasonably soon. 

We could chat occasionally if you like.

Stuff on Loopnet tends to be old stuff but occasionally something good.