If you're planning to invest in another market/out of state, you want to really understand the market.

I am a Realtor here in San Antonio that only does off-market or discounted on market deals.

I’m new to all of this and trying to do what I can to get going, but I’m also in a small market (Goldsboro, NC).

I am trying to determine what markets to search. 

When most of the agents in a market are charging 6%, with the rare 5%, it’s pretty hard to negotiate as a seller.

Being close to your properties means you can easily manage them and stay informed about the market.

Tenants have been there for 7 and 10 years respectively, but rent is is about $350 under market value.

PS...anything outside of our market, we do plan to hire a PM.  

(Remember that I work in the Poconos market, so your market may differ slightly.) 

After analyzing the local Mercer County market I've noticed there are not that many MFH that are desirable meaning cash flow can occur, but appreciation, schools and good tenants will be at risk.