And finally, if you ask me which markets are more overheated: Rust belt cities or the Bay Area, I think there is much more risk buying at todays prices in the midwest than the Bay!

A few weeks later he sent me a certified letter with some brand new arbhorist from 120 miles away (we live in a big city, he was shopping for someone who would agree with him IMO) to say the tree was dead.

We have a 4-plex in commerce city, colorado (80022) that we purchased in 2015.

I was reading on neighborhoodscout.com for the area where the duplexes are and it said the vacancy rate is around 20% which is higher than the city’s rate of 7.74%.

If anyone could help, especially an experienced investor in the league city, or Dickinson, or southeast Houston area I would be REALLY grateful.

Pricing becomes an art rather within city where you would have hard data to create/outline a trend. 

In regards to your questions - yes you can be an out of city or state investor and still be successful.

The availability of commercial multi-family in the suburbs is way less than in the city, so that's why you'll see most commercial brokerages focus on the city.  

Remember that you can:Visit the town/city website to see their plans for the futureAttend town/city meetings to influence those plans and get first hand information on what's being planned.I live in the Triangle, NC and wish I had been more involved in the downtown plans of the cities here (Raleigh, Durham, Cary).

So it looks like since its duplex the bank I did my last loan with (second home loan that we turned into an airbnb short term rental in Ocean City) said we had to do a investment loan and put down 25%.