Real Estate Investing - USA nationwide high rent yield?

I am looking to diversify my investments and hope to identify 3 or more properties. I plan to hold on to these properties for 10 years (+|-). Short-term, I want to be able to make the highest yield on rent during the coming few years. Long-term, gain some capital growth when I come to sell a property. My... show more I am looking to diversify my investments and hope to identify 3 or more properties.

I plan to hold on to these properties for 10 years (+|-).

Short-term, I want to be able to make the highest yield on rent during the coming few years.

Long-term, gain some capital growth when I come to sell a property.

My questions:
1. Which states should I target and why?
2. Should I care about crime rate?
3. If I end up buying a building in a bad neighborhood/ bad city all together, what issues to expect dealing with a distant property manager?
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