That is one of the main reasons I have mostly transitioned heavily to the Midwest ( Indianapolis, Oklahoma City, Kansas City, Jacksonville MS etc...).

I have a rental in Jacksonville that I have no lease with.

I'm considering Nashville & Memphis, TN, Atlanta GA, and Tampa/Orlando/Jacksonville FL for locations.  

That is why we use the LOI.In Orlando and Jacksonville, it seems to be based on the brokerage as to whether they will work with any docs other than their own.

@Tom Ott I have been looking in Memphis, Indianapolis, Houston, Atlanta, Jacksonville, and Charlotte.

You seem to have the funds to pull it off.In the end I started with Jacksonville FL. 

I've had similar cases pop up in my properties in both Tennessee (Chattanooga) and Florida (Jacksonville).

I have had good results in Florida, not sure if anyone has mentioned it but there are several great cities to invest in: Jacksonville, Orlando, and Tampa to name a few.

Put Wake County Raleigh NC suburbs on your list, do an airbnb and feel it out..also Jacksonville Florida suburbs (St johns county) for price, weather, investing, life style, rei numbers, schoolsif you do an airbnb for a week in each part of the suburb, you will often know the city better than long term locals..

At one time when Dallas was going bonkers it was getting a lot of the overflow but now things are little more steady in Dallas if anything.If you are investing OOS from NY I would take a look at Birmingham, Atlanta, Indianapolis, St Louis, Kansas City, Memphis, Little Rock, Indianapolis, Greenville, Jacksonville, Tampa, Houston, San Antonio, Little Rock, Milwaukee, Cincinnati, Dayton, Cleveland, Ohio, or other secondary or tertiary markets.