Choosing a state to invest in

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I live in NJ which is not conducive to cash flow rentals which is what I am interested in investing in.  I have been doing a great deal of self education about investing out of state and I have found the same general areas that are felt to be good cash flow i.e.indianopolis, memphis etc.  There is no shortage of people telling the virtues of these  cities, but I am having trouble understanding how to independently research an area to see if it has a good long term rental outlook other than just accepting what others are saying.  Does anyone have a good website or recommendation on how to vet a city or area?