What are your tips for starting out BRRRRing remotely?

[Jeff G.]

What are your tips for starting out with the BRRRR strategy remotely? I'm likely going to BRRRR out-of-state. Yes, I'm aware the 1970's called and their interest rates are back — I'm factoring this into my numbers. Yes, I have David Greene's book on Out-of-State investing. I'm re-reading it now. But the book can't possibly cover everything, so I want to get a discussion going.

Assuming you're hundreds of miles away:

* How do you know what areas to avoid in a city? (Walk the area virtually with Google maps?)
* What is the line between "poor area" that will cash-flow vs. hellhole that will see your property destroyed? (No Flint, Michigan-like areas!)
* How do you know a *real* rock star agent from a pretender?
* How do you vet your PM?

* In general, how do you not get screwed?
* What are red flags to look for?