There are a ton going on in my area and some of the surrounding area’s. 

Of course, you should also check Apartments.com, FaceBook, and Craigslist, along with calling some comparable listings and shopping them, and if possible tour the specific neighborhoods of properties, to get a thorough idea of what/why the rental market is like in the immediate area surrounding the subject property.

Why wouldn’t a newbie try to BRRR in surrounding areas/states?

There are parts of our city here that may seem really suspect from a distance, but when you get up close and see what's happening in the neighborhoods and surrounding areas, you find there are some diamonds in the rough.

The entire lending industry today, including the appraisal piece that is supposedly the balance to safeguard the housing industry and financial system that surrounds it, including The Appraisal Foundation, is 100% controlled by the lobbying power of the banks, who get what they want every time.

I'm also open to working in other markets in Colorado or surrounding states for that matter. 

I am currently looking for duplexes and triplexes in Lawton and the surrounding area.

It's based on a lot of factors, such as amenities offered (i.e. fitness center, clubhouse, swimming pool, etc); costs to operate/maintain common areas (i.e. landscaping, electricity for common light fixtures, gates, repairs to roadways, parking lots, etc); cost of any insurance that's required; size and age of the property and infrastructure; planning for future capex projects for the property; etc.  

Petersburg is a totally different market from Colonial Heights which is a total different market from Hopewell which is a totally different market from the surrounding counties Chesterfield, Prince George, and Dinwiddie.

Camelback East and the surrounding area in Phoenix is my favorite.