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I am curious what criteria others are using for selecting their out of state properties.For me:- Landlord friendly states- Growth in the area based on census data- >2 star neighborhood rating- >4 rating on schoolsHistorically, my strategy has been buy and hold, let the property appreciate while the tenants pay the mortgage.  

In addition to commercial and large scale buildings, many funds are adding smaller homes to their portfolio – taking advantage of the growing down-sizing trend as Baby Boomers move to their next home.Market Picture for BuyersOverall, buyers should find a nice selection of homes from which to choose.

We are being selective.

Both books recommend to introduce your self as the property manager vs property owner to potential, qualified and selected tenants and not to let them know that you are the owner.

I'm not so sure the issue is with their tenant selection as it is with them.... 

My advice: locate and select your market FIRST.

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I want to be straight forward from the beginning and let you know I am going to be selective when it comes to properties I am pursuing and in no hurry and in no shape to buy the first property if the numbers do not make sense.