I'm going to assume all this is correct and if it's not my response won't apply.First thing to do, as Tom Krohl would say, is SLOW DOWN mentally and speed up physically.

I personally wouldn't mind northern Texas, but the SO would.O Great Mental Conglomerate of BP...what say you?

These tenants have an entitlement mentality and will only be a problem in the future. 

I realize where you're coming from Kris, you have the "I can do it better/cheaper/faster" mentality because you are capable of completing some or most of the work and know people that can likely fill in the gaps.

@Bob Bowling's 'buy for appreciation, cashflow is too speculative' mentality (can't get much more Hawaii than that!)

I want to learn as much as mentally possible.

Two years later, many other aspects of life are under control, and we are finally ready mentally to strike out again, much more intensely this time.I believe our debt, in the form of student loans, is one big hurdle to cross, as is the fact that we have almost no professional network in the area.

The trucking also makes you very versatile on where you can invest.

I also joined the local "meet up" real estate groups and have been a great place to start networking with contractors and RE agents, etc. who have an investor mentality as well.

With regards to your 2nd Question about area, If I understand you correctly you don’t have issue with credit or funding only I guess, startup capital and that might be your mental barrier to investing in your area.