I'm an out of town investor looking to connect with a local Tulsa MF investors and anywhere where I can learn how to build teams and systems for out of state investing. 

Hang in there, I feel the same way about my town in Vermont… As far as cash flow with little appreciation you are definitely not alone!

You have websites that show crime information for specific areas, search news sites for articles on that town, look at forums for that area, search bigger pockets, do Google map walk through, etc.  2.

Some towns you can start at 7:00, some 8:00/9:00, I would not start before 8:00, at $500 under market I would not be in a hurry to make them happy on cosmetics.  

Some of my units have free trash pickup if they buy town bags.

First buy and hold out of state, college town, looking for new markets, I love mobiles!

Small town? 

Took part of that money and paid cash for a SFR 3bd/1ba here in town (Wichita, KS).

I just went and checked out a parcel of land that is in on main street in a smaller outer lying town from the quickly growing (and almost out of room) bigger area I live in.

@Evan Gross - Do you know what towns you would want to live?