During my 30 minute commutes, I've been listening to the BP podcasts for a while now and am fired up on REI.

Millions of others do a long commute every day and still more work hard on their properties for long hours each day.  

There is a large demand for affordable rental homes with reasonable commute to Dallas.

Would you be wanting to stay in your current area or are you willing to commute/live in a different area?

Check out some articles on crime in the area is mostly workers who commute in to others. great rental market, great submarket, but not even top 20 markets in the United States. travel to some conferences and talk to some investors about it. 

I live in Bucks County and commute daily (pre-COVID) to Summit, NJ 4 days/ week.

I could utilize a pm to cut down on work, but I am trying to learn the business.My buy box is extremely small consisting of essentially two suburbs which have taken advantage of flight from the city (due to defund the police) but are still close enough to support benign commutes and have limited land for additional supply while also having rent and home prices which are attainable for people making median household income.There are risks, I live in a decidedly midwestern city with low population growth (but also very few builders).

Both commuted long distances.

You'll burn that up on commuting gas and parking costs each month.

My issue is that people commute regularly between these 3 counties, so it's not like they aren't familiar with my area code.