Add a very diversified economy here with banking, insurance, oil and gas, education, three medical schools, 3 law schools, life sciences, DFW airport, and so much more, it looks like the growth just goes on and on.As far as appreciation goes, that's always tough to predict. 

I started long ago with no education in real estate.

Written 50 + years ago, it’s still the best education on note investing.  

If I don't do this task, the property would no longer be operational" -- so something education or networking wouldn't be material participation hours. 

They are big on education and partnership. 

This will give you an education about managing rentals. 

I recommend as a first step in your education in this new type of investing - join a Community that is specific to syndication investors.  

The irony of the 1% "rule" is that those who could even use it effectively don't need it, ie if you need to spend more than 30 seconds thinking about whether it fits the guidelines you're probably not educated enough in RE to use it anyway. 

Outstanding education, local and national meetings and lots of networking.

In my mind, out of state investing means extending the education and research phase and pushing the 1 year goal to maybe a 2 year goal.