We've used the MLS, have done direct mail marketing, gone door-knocking pre-foreclosures, and have a small presence online. 

., few situations should necessitate my immediate presence as a landlord.

Your deal looks like a single digit cash on cash return.

The rest is noise and you only dig it out if things go really bad.

I prefer double digit CAP rate.

Key criteria for me are (1) Corporate america presence (2) Not necessarily positive cashflow but rent should be able to pay for ~80%-90% of the mortgage (3) Price/Rental Income <15 (3) Strong population, economic growth projections (4) Access to reliable property management companies. 

(obviously) with a local presence.- Responsive.  

Sometimes I think it all feels like a digital version of life here on BP, so it was nice to see you all in real life :)@Fred Canzano where you there?

Depending on your appetite for risk you can invest in non performing or performing.You do not have to deal with tenants, toilets or termites and can get double digit returns.

See major city crime rates for reference where there is a heavy commercial presence.