That is the case with many investors who want to build a rental portfolio or invest in real estate but there market is so crazy that a 2/1 shack is 200k or the taxes are so high getting a positive cash flow is just not happening. So what do you do?

The decision that must be made is that you are willing to achieve your goals even if you have to invest in another state.

There are states that are boring for most investors when the market is high but now many investors see the boring states alot more attractive because they don't have the losses as the fast growing states.

When everything collasped those states did not really fill the blunt force of huge depreciation in a short period of time.

So how do you invest out of state without taking a bath? Here are 7 tips to finding out of state or out or your local market properties.

1. Look for strong rent rates in an area. You want to find an area where most of the houses are investor owned. If Investors own the majority of homes there you know there is good cash flow in that market.

2. Look for areas that other out of state investors are already buying in. Google.com and Craigslist.com are the best ways to do this in my opinion.

3. As you find the areas, investigate the area to make sure it was not booming during the bubble. Make sure it is a boring market, so to speak. Meaning one that does don't blow up or down real high, one that just stays steady

4. Don't waste time trying to find the deals and talk to realtors. Just find the local wholesaler and you will find the best deals.

5. Just like on tv and all the spy shows, when the spy wants info they go to the man with all the connections. That is what you are doing when you find the local wholesaler. He will be the big dawg in the area and know all the contacts that you need.

6. Find out who the hard money lenders are in the area. Guess who they will be friends with, that's right the local wholesaler. By finding the money lenders you will find the best deal finder. They will be the one constantly finding great deals and bringing buyers who need to borrow their money. Easy-----just like a spy!

7. Contact the Wholesaler and let him lead you to all the other contacts you will need, like property managers. Working with the local wholesaler will save you time and money trying to find deals. They will have all the best deals any ways.

The work that the wholesaler does in order to find his deals is more than worth the few thousand dollars he or she will mark the property up.

Let them tell you who the best property mangers are and contractors and they will help you get properties---quality properties, faster so you can achieve your investing goals.

Then what? You ask.

Don't wait, Take action and start building your cash flow.

Be Bold and Courageous, you won't regret it!