I like out-of-state because the prices are way better, the cash flow is much higher (it doesn't even exist in SoCal), and I actually like not being able to see my properties or be tempted to drive by them all the time.

Do drive for dollars and find the homes that investors are likely to be interested in.  

I pulled 5 vacant houses from the list so far and one vacant I found while driving to one of the one's on my list.  

http://www.mortgage-investments.com/resources/onli...I would suggest everyone run the competing scenarios thru this worksheet.  

The building is walking distance from a college campus and less than a 5 minute drive to downtown area and 10 minutes from a community college, 5 minutes from a hospital and in the near future there will be a casino about 5 miles from it.I have a good relationship with the landlord so hopefully he is open to a creative deal.

I presently have a self directed traditional IRA thru institution that .

You could create a cheap website and drive traffic to it with SEO or PPC.  

Currently I spend an hour a day driving for dollars (seeking out distressed properties).

Prior to Bigger Pockets and hitting the real estate bug, driving next to these "temptations" I would get overwhelmed with the feeling of jealousy, borderline envy.  

After taking a small glimpse into what keeps me from sleeping no more than 4 hrs any day of the week should in itself paint enough of a picture as to my determination and drive toward success.