I don't read the news much, but I can't think of one time either of those two places made the headlines unless there was a tornado or something...And just to handle a potential objection that always pops up when people decide to invest 1,000+ miles away from where they live:Objection: Properties are more affordable there than where we currently live.Objection Handler: You can get a "more affordable" meal off the dollar menu at McDonald's, but I bet you don't go out to eat there on a Friday night. 

Anyhow, I think your best bet is Hard Money or JV with someone (Lucy B, *hint* *hint*!)

I've also considered investing in a more stable market (Kansas City seems to come up a lot on the forums), not an appreciation bet, but seems to be steady cashflow and you could land a couple multi's out there on good mortgages with that equity spread between as down payments, and a pad for rehab/capex.  

and owner lives out of state, poor/no management.

and owner lives out of state, poor/no management.

I've always been inspired to pursue passive income and after reading Rich Dad, Poor Dad I've had the real estate itch.

You can also not bet surely on appreciation where the home increases value.

As I said, still a newbie but that's what seems like a possibility.I'm not sure exactly what you're referring to, Laniece, but I bet Chris Mason can give you a well-informed response.

At work it is often for an older person to die and to be living alone with the house in poor shape. 

We have made some poor financial decisions and we are scratching and clawing our way out of debt now while raising two girls under 24 months.