Also some REITs with double digit yields,  etc as values fell.  

I own double digit units in Houston, and while I still peruse Houston, I have turned my attention and am targeting two OOS markets that I believe have value and where I can meet my cash flow criteria.

Look around online to see what their online presence is like and check out their reviews. 

Some people are not fully integrated into the digital world. 

Looking for a tool that helps create them (with state specific info),  integrates or has an digital sign  tool, parses the data into a database, reports on them and stores them.Ive used some of the inexpensive online lease creators and while they are good for one off lease creation they aren't a good solution for a landlord who has 50+ units.Any suggestions would be helpful.Jay

Many HML’s can lend all over and may not have a presence here. 

There are a few court cases over age and in the mid to high digits is supported (depending on tasks and work performed).

Rather I will spend my time, energy and money in getting double digit returns by investing in what I control like mortgage notes, private landing, rentals, syndications, etc.

Businesses have come to understand that entry into the market requires a separate presence on BOTH sides of the river when entering the market.

You can not go wrong, starting your journey with online presence!