Select a location with relatively low operational costs.

you get some income each month (hopefully) but even with rentals, you are building more and more work with each new asset in the portfolio.If you want to be passive, you start investing in other operators, either as a private lender or equity investor.  

How important is being in a mastermind in your local area vs being involved in one in the market you plan to operate in? 

Full Disclosure I work with REI Nation which is a turnkey provider and we operate in 11 different markets all in the southern/mid/central part of the country. 

I think you are trying to elude to this, but it is worth clarifying that most gas heaters need electric to operate.

We are operating through an LLC.

Then, I would suggest finding and experienced mentor and/or partnering with an experienced operator to take down your first deal.

My employees told me during depositions was asked what the owner did all day, what did he do to ensure safe operations.

Especially now with Disney moving their operations there to the Lake Nona area. 

We just got voted as the Best Laundry Facility in Alaska within a year of operations.