For out-of-state networking, I'd focus on engaging regularly in BP forums (like you're doing now), joining virtual meetups in your target markets, and connecting with active BP members who consistently provide value here. 

All the best  Again, you can't stick to a consistent schtick Bob.

Learn how to consistently hit singles and doubles over a long period of time.

@William Vreeland, Nashville to Knoxville is a 3 hr drive, so unless you family is consistently in Knoxville, I am not sure how having family in one city is beneficial to investing in another.  

But beyond that, Texas offers consistent population growth and strong job markets, which create ongoing demand for housing and commercial spaces.

(Less risk, more consistent cash flow, etc). 

We still own property in Texas, and the pricing here for renovation and maintenance is consistently 1.8-2x what we pay in Houston and Central TX. 

Be consistent with your lead generation efforts.

However, it's important for landlords to apply this question consistently to all applicants to avoid any mistaken appearance of discrimination. ~ Ran FRIDMAN PROPERTIES FAMILYI don't think you mean this literally, because treating everyone like family is a recipe for disaster!

I recently heard from my tenant about consistently high water bills—over $1,000 each month.