Welcome to the community, Will — and huge respect for taking the time to learn before jumping in. That mindset alone will save you thousands and a few gray hairs. You're asking the right questions, especially around local vs. out-of-state BRRRRs.

local vs out of state, how to decide:

 Staying Local Pros:

• Easier to learn the process hands-on (walk properties, meet contractors, see issues in real time)

• Faster response time when things go wrong

• Simpler team building — you can drive and shake hands

Cons:

• In high-cost areas like NorCal, cash flow and BRRRR math often don't work unless you find a unicorn

• Acquisition costs tie up more capital

• ARV jumps can be slower in soft markets

 Out-of-State Pros:

• Entry price is lower, so your equity can go farther

• BRRRR-friendly markets (Indy, Ohio, KC, etc.) have stronger cash-on-cash returns

• You're forced to build a business, not a job (because you can’t do it all yourself)

Cons:

• Harder to vet contractors and PMs remotely

• If something goes wrong, it's tougher to course-correct quickly

• Trust is everything — and harder to earn at a distance

Many investors I’ve worked with start local for deal #1 or #2 to learn the ropes, even if the numbers aren’t perfect — then take that confidence and equity out-of-state to scale smarter.

Others with super tight local markets (like the Bay Area or L.A.) will build a strong remote team upfront and jump right into affordable BRRRR markets, accepting that they're learning from afar but making the numbers work better.

It sounds like you’re just a step or two away from being ready — paying down that credit card and accessing equity is a solid move. Once you're financially prepped, the next win is clarity: decide whether to learn locally or lean into remote systems, then get a lender and market picked.

Happy to help you map it out or dig deeper into any of the markets or BRRRR financing angles. You've got a strong foundation already!