I lived in Munger Place (old east Dallas, just a few miles east of downtown) with beautiful historic homes but not so great schools.

The main point is that there may be a better overall market if you invest in the southeast but you can still find great pockets in midwest cities and it requires the local knowledge of someone who lives/works there. 

--Ralph Waldo EmersonA journey of a thousand miles must begin with a single step.

I know the area well and live a couple miles from there, plus work in finance, so I'm generally one of the "typical" residents that you described. 

Easily ignored.IN Oregon the state has bought a bunch of these old railroad rights of ways and is creating bike and hiking paths on them that go on for miles and miles. 

Most people might miss this little nugget, but it is a quick way to determine the lack of demand and where lot rent should be in the market.Next, call the parks within 5-10 miles that are similar parks.

@Bryan Miles, I haven't done it myself but Simplifile lists them as accepting e-file (https://simplifile.com/services/e-recording/e-recording-counties/e-recording-in-Alabama/)

If everyone could manage from 2000 miles away and do it effectively and efficiently every time, then everyone would be doing that, it just does not equate 100% of the time.  

Upstairs is a 4000 SqFt vacant commercial space (gutted) in a downtown of a smaller town 20 miles from major metro. 

Most of the units i am looking at are either a few miles from Freemont st or the strip or closer to the base.