I must be working with 10 other investors who have your exact criteria and they're all shopping this market because the potential growth in rents and appreciation and close proximity to the Bay Area.I'd check out these posts I've written here to see if it interests you:https://www.biggerpockets.com/forums/55/topics/396376-looking-to-get-unstuck-in-the-sf-bay-areahttps://www.biggerpockets.com/forums/621/topics/396725-millennial-migration-to-sacramento-2017---here-comes-the-rushAs for investing out of state, Jacksonville sounds like the best option.

I like these areas because of their proximity to NYC, the prices are not outrageous and rents are very strong.  

I'm looking for an experienced self-storage investor to present to the group on 1/23 @ 7pm PST, either physically or via conference line. 

If you look at all the “hot” areas they seem to all have a few things in common: Nice bars, good restaurants, easy access to public transportation, and for the most part- close to center city or an already hot neighborhood.If you think of a neighborhood like Northern Liberties with all of the new construction, the next neighborhood to revitalize was Fishtown due to its proximity to NL.

@Steven SegalYour real "leverage" is when the next landlord calls you up for a reference.Just remind them that the rent has to be paid on time and to expect a walk through inspection based on the terms from their lease agreement.Assuming these apply, remind them:Security is to be kept in a special escrow account and not to be used by the landlord for physical or financial damages until after the tenant has "vacated" the property.Failure to pay rent will result in the destruction of their credit rating.And if they still refuse, let them know that they will be responsible for any late fees, collection costs and attorney fees from any legal action to get the rent due per the lease...The quicker they vacate and you get to inspect the property, the quicker they'll get their security deposit back.

I was more aiming towards the Diligent steps your taking to assess the property your interested in don't hold any unseen catch Physically / legally 

I have my eyes on a 23 unit in PA.While I haven't seen it physically yet, the provided proforma looks good.  

So I went and physically walked the complex and I think it is C- also what ended up killing the deal is the HOA fees.  

Finally you schedule to meet the sheriff or a deputy at the house to physically evict the defendant.

If they will be too stressed by any moves (financial or physical) than you're in for a world of hurt even though you may have some good cash flow or investments.