In addition, higher costs of living will continue to drive the population to lower tax states.This is really starting to make me consider investing out of state.Looking for some investor input.Thank you

What are they driving, is it a smashed up POS?

I agree the city is great for growth, but I'm in it for the flow & I don't want to be in a ghetto.

drive the area that the duplex is in at night.

income, revenue to the state/county, these properties are less likely to be eye sores and can/will help drive up property values for neighbors (catch 22 here)...etc.i live in rural area on Maui and have seen my share of legal and illegal VRs pop up...i don't really have a dog in this fight either way, but would probably like to dabble in this market as well should the rules/laws change...right now the process here on Maui is just too cumbersome (probably that way to make it unattractive) to become a legal VR property.I do wish you luck and ask that you post back with your findings/results for the other Hawaii folks!

Also drive around your city and look for new builds, talk to the crews and contractors there ask them if they know anyone.. if you have a couple extra coffee's in the truck I'm sure they will take 5 minutes to have a cup and answer a couple questions.

Median home values generally increased in high-cost areas in 2017, driving up the maximum loan limits in many areas.

I better understand and appreciate the concepts of diversifying our risk and scaling the growth of our real estate portfolio.I would love our next property to be a multi-family so we can eventually live in one unit and rent out the other(s).

They could also agree to pay all your closing costs from their proceeds, so you have no down payment and no closing costs......Sign and drive so to speak. 

The way I look at it, is if I was in an area where I saw more growth and appreciation happening, I would be more inclined to bank on the possible rent increases.