List the cities that are near you and let them know you'd be willing to meet them close to where they are if you are willing to travel a little bit.These little meetings which cost you a few bucks, will be the best meetings you could have for learning how other investors have bought out of town. 

But, the podcasts and YouTube videos sounds like a great idea and I'll have to do some exploring.

I currently have a single family rental, a vacant lot in a not-yet-developed-but-soon-to-be area of town, and a BRRR (that I currently live in and plan to for the next 3 years).

I grew up in the suburbs of Chicago in a small town called Oswego, Illinois.

Thank u for bringing them up... makes me think ...So u guys think that if crash happens then Midwest landlords  from small towns can suffer more vs landlords from big cities?

I was in Wilmington for work this week and found the town lovely.

Also, if you neee anything here in town let me know.

I haven’t looked in Athens yet, but I know it is a great town!  

@Robert Davis IIIOut of state is a great thing, if you live in California :-)It is defiantly doable, I know many people who have their entire RE portfolio out of state or out of country...Now , with all that said , if this is your first RE investment then for sure you have to visit the area, and get the local insight, plan your trip ahead and have everything lined up:Several "potential" properties that you would consider investing in, tour them real good and grade them for yourself ..When you visit these subject properties make sure to blend in as much as possible with locals , neighbors, mail man and everyone in town that will be happy to discuss and contribute REAL local insight ... at this point I would not take advice from anyone that is talking from position...

"Loopnet" is another one worth exploring.