People usually become landlords out of state because they live in an undesirable area.  

Keeping in mind the cities where prices are high, the demographics undesirable, or new businesses or homes being built etc., what areas are worth (or not worth) an investment property?

That would require us to empty out a unit with a perfectly good tenant, move into an apartment that we don’t want to live in long term, wait until our desired unit is available, kick the undesired tenants out after a year, and move for a second time...

I also thought it was an undesirable area, but after speaking with a prominent investor who owns there, he said that the property has been one of his best cash flowing, least troubled assets in his portfolio.

It may mean the repairs are significant, or it is in an undesirable area. 

It appears the Cap rate is too low and the lagoon situation is very undesirable. 

Sooooooo, that means you are getting an undesirable deal, that has a lack of potential to seriously increase the NOI or in a war zone etc...Buyer beware!!

However, I have read some 'experts' that say unless you practice with your semi on a regular basis you are better off with the simplicity of a wheel gun.AdrianG: after you spend some time reading the many useful posts all over this site, you will see that some of us rent to low-income tenants where we are actively involved in cash rent collections, delivering eviction notices, chasing drug dealers and other undesirables off property, doing repairs at odd hours, etc.

If those projects aren't successful OR those changes turn out to be undesirable, you won't see appreciation.

Unfortunately those properties attract many "undesirables" too.