@Shawn Ackerman ok I get that, just wanted to know if you made your selection for other reasons like personal ties or something which allows you to have more confidence in investing that far out of state.

They are typically professionals that you do not know that leads you to a long sales pitch.There are a few things you might do after you make a niche selection but before you start making offers.  

Yes, one can setup an LLC online for under $100 but there a few check boxes that are critical to be selected correctly and I always recommend paying the professionals to handle sensitive items like this.I would also suggest you have the attorney listed as the registered agent of your entity so your name doesn't show up on any public records.  

There are a few things you should consider after you select your niche and market area but before you start investing.  

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I'd select with it being a long-term holding in mind.

The most accurate way to do it will be you, create an excel of a variety of different properties, from 2beds to 4beds etc etc, list pricing and location of these places, and any unique amenities then throughout the year go through their calendars and mark down their booked days.You may be correct on the HIGH amount of unbooked days, if the place you're looking at is primarily just a summer retreat then it may be too early to tell what their occupancy is.

You do not ever select tenants on the bases of promptly filling a vacancy.

I say that with sarcasm … well, a little sarcasm … actually, total sarcasm.I still remember when the city of Harrisburg was selected as the nation’s TOP place to live by USA Today when that poll first started.

There are a few things you ought to do after you select your niche and your market area.