Additionally, having a real estate agent who understands the local market can be invaluable for pricing and tenant placement.

Purchase price: $176,000 Cash invested: $80,000 Off-Market Deal in Southern Orchards that was found through cold-calling.

We are real-estate investors from CA & trying to pick an OOS market with Tulsa (stable economy and future outlook, modest appreciation & reasonable cash-flow).We heard from family/friends about new construction duplexes around the Tulsa metro targeting investors. 

I'd say this in any market, but we're talking about Detroit here. 

Hard money loans are a great option for off-market properties, but that is a whole other world that I may not suggest for someone just starting off unless you have some rock solid mentorship. 

I’m in 3rd-4th tier markets and am doing well.

What is the apartment/rental market like... you know the drill.Good luck. 

Either go to local real estate oriented meet-ups or post in FB groups that are for real estate in different Colorado markets.

Both were off market deals. 

Hotel/Motel, Condo, Apartments all have had substantial rates because a lot of companies have either stopped writing the business or non-renewed it and the companies that will still write it have to take premium because of the risk they're taking on.I know that doesn't help you at all but my advice would be if you have an independent agent who you trust and like and believe they're doing the best they can for you stick with them and let them work all the markets for you.