I am considering going outside DFW for my next investment, but not too far (at most a 2-3 hr one-way drive from Dallas).

Given your residency limits, the high prices in NYC and surrounding areas are a challenge, but there are still options in neighborhoods further out within your allowed range, like parts of Queens, Brooklyn, and the Bronx.

It is the state capital with lots of economic development driving job growth and demand for housing with a lower cost of living to keep maintenance costs down.To Your Success!

While San Diego is receiving cash from the surrounding cities. 

Or surrounding areas as well? 

The radio example you shared really drives home the point: what works in one market might flop in another, but the key is not being afraid to pivot and learn from it.I also really liked your point about keeping the reps up.

Thanks for advice especially driving by night!

I HATE plastic shower stalls and put in steel tubs with tiled surrounds. 

I just keep driving the LOANS (notes) and sure, I do some business, I kinda try, kinda, but yeah, it's bleeding $ like crazy, loosing millions every month on the biz side of things but hey LOANS (notes) keep coming in so it's all good. 

Im open to conventional financing or seller financing.To find properties, you can network with local agents and brokers, join local real estate investment groups, use online platforms like Zillow, Realtor.com, and Redfin, send direct mail campaigns, drive for dollars, network with property managers, and explore seller financing.Good luck!