So while I do like the idea of owning large chunks of rentals in certain neighborhoods, I also like the idea of investing in other towns nearby to keep all of the eggs from being in one basket. 

If there is other Duplex nearby then you can gauge your chances of getting the rezoning approved.   

I live out here in Venice Beach, so same problem as you as far as cash flow nearby.

If anyone is currently investing in MT or ID I'd love to have coffee or learn about any REO meetups nearby.  

I am not an investor in Rochester, but I am nearby and own numerous properties.  

Also it sounds like they aren't nearby you.

We’d like to keep our current house but rent it and we’d be moving to the new property that would have to be near by, so we have no problem occupying the unit for 1 or 2 years.

Of course I've considered hiring a PM at various times, especially at turnover, but I've seen a number of PM managed properties decline due to neglect, including a very nice house ($600,000 plus) nearby that was managed by one of the best-known companies in town.

Was just wondering if that's something I can do myself with a contract or is it a completely different process.As far as junk goes, there isn't a nearby population that would take the time to drive to dispose of junk.

I noticed all the alcohol venues, plus there is an organic olive farm nearby.