First time out of state investor

[Amanda Skipper]

What is a good way to feel out of state real estate agents and others that I will need to build my business. I am not able to fly to meet up at the moment and probably won't be able to for 6 months or so. What are some good questions to ask?? Thanks in advance!

[Jonathan Greene]

If you've decided on your market, you want to start networking from afar with investors in that area. Maybe through Facebook groups since you won't be going there soon. You can also use Zillow a couple of different ways to help you. If you search agents in that area on Zillow, there is a box they can check about working with investors and that will come up in the search. You also want to look at the flipped properties selling in the area and see who is listing those, as well as the dumps that you would be looking to buy. Often times, the agents who list the dumps are the ones who work with investors.

[Ko Kashiwagi]

Hi Amanda,

Some questions I ask.

- Do they invest in that market as well?

- Do they have off-market deals in the pipeline?

- Are they working mostly with retail buyers or investors?

- Will they go out to the property, take videos and go out of their way to show you the properties?

- Who do they know? Contractors? PMs?

It's important to ask questions up front, but it also comes with the understanding that you will have to churn through people as you find more information. As you start to do deals and make offers, you will see who you like and work the most well with!

[Tim Ryan]

Hmmm.  I talk about out of state investing all of the time especially since I am in Cali also and we need to invest out of state.

My always say you must travel there and make direct connections. Sorry to tell you this since you say you can't travel for 6 months. But I'm giving you the truth.

These realtors get calls all of the time from out of towners. They'll be nice and say they'll work to get you a deal. But you won't get the call with a great off-market deal. They will just send you what's on the market to your email and you can do that yourself with Zillow etc.

You'll just need to keep educating yourself then plan to travel in 6 months. Hey, think of it as a 6-month course, then you graduate, then start making deals.

[Nicolas Martin]

Quote from @Amanda Skipper:

What is a good way to feel out of state real estate agents and others that I will need to build my business. I am not able to fly to meet up at the moment and probably won't be able to for 6 months or so. What are some good questions to ask?? Thanks in advance!

Start with video calls to build rapport and gauge experience. Check online reviews and test their responsiveness. Ask how many out-of-state investors they work with and for examples of recent deals. Find out which neighborhoods are hot and what property types yield the best returns. Ask how they keep clients updated and handle inspections for those who can’t be there in person. See if they can recommend reliable property managers or contractors and how they coordinate with their network during and after a purchase. These questions will help you assess their experience and reliability.

[John Clark]

First things first: what is your real estate investment experience?  If you don’t have several (10?) years of local experience and several (7? 10?) properties under your belt then stay hyper local. For your next several deals stay within a 2, 3 hour drive. Personally walk the neighborhoods and properties before you even consider buying. THEN ask about investing out of state.

[Logan Lambert]

Quote from @Amanda Skipper:

What is a good way to feel out of state real estate agents and others that I will need to build my business. I am not able to fly to meet up at the moment and probably won't be able to for 6 months or so. What are some good questions to ask?? Thanks in advance!

 Hey Amanda,

Where are you investing at?

[Marcus Auerbach]

My team works with a lot of OOS investors and here is what we have learned over the last decade or so. We will not work with anyone who has not been to Milwaukee and spent at least a couple days with us, so we can get on the same page on asset and neighborhood quality. 

The reason we do that is because people are on love with their spreadsheet, but need a reality check to see, feel and smell what a lower prices property looks like - in particular the condition. 

Financially speaking the issue is that deferred capex will exceed cash flow over time. My agents are investors and have the experience to know up front working with a client who says they want to fly out for the inspection is a waste of everyone's time; we already know they will want to run from the deal, but we knew that for the start. It is much more efficient to spend some time up front to really understand the market.

[Austin Wolff]

Quote from @Ko Kashiwagi:

Hi Amanda,

Some questions I ask.

- Do they invest in that market as well?

- Do they have off-market deals in the pipeline?

- Are they working mostly with retail buyers or investors?

- Will they go out to the property, take videos and go out of their way to show you the properties?

- Who do they know? Contractors? PMs?

It's important to ask questions up front, but it also comes with the understanding that you will have to churn through people as you find more information. As you start to do deals and make offers, you will see who you like and work the most well with!

 This ^

[Austin Wolff]

Quote from @John Clark:

First things first: what is your real estate investment experience?  If you don’t have several (10?) years of local experience and several (7? 10?) properties under your belt then stay hyper local. For your next several deals stay within a 2, 3 hour drive. Personally walk the neighborhoods and properties before you even consider buying. THEN ask about investing out of state.

This isn't helpful advice for beginners that live in an expensive market and are trying to get started in today's environment. Anyone trying to get started with a market like Los Angeles as their backyard will spin their wheels for years when they could be making an out-of-state investment work.

[Nicholas L.]

@Austin Wolff

fair point, but there are also tons of threads on BP from folks in HCOL areas who bought a property in Baltimore or Cleveland or Memphis and got absolutely crushed by deferred maintenance.

of course it's possible to invest successfully from California but it just seems like a lot of new investors are very much not set up to do it property. 

I like @Tim Ryan's response best.

[Austin Wolff]

Quote from @Nicholas L.:

@Austin Wolff

fair point, but there are also tons of threads on BP from folks in HCOL areas who bought a property in Baltimore or Cleveland or Memphis and got absolutely crushed by deferred maintenance.

of course it's possible to invest successfully from California but it just seems like a lot of new investors are very much not set up to do it property. 

I like @Tim Ryan's response best.

 100% agreed!

[John Clark]

Quote from @Austin Wolff:

Quote from @John Clark:

First things first: what is your real estate investment experience?  If you don’t have several (10?) years of local experience and several (7? 10?) properties under your belt then stay hyper local. For your next several deals stay within a 2, 3 hour drive. Personally walk the neighborhoods and properties before you even consider buying. THEN ask about investing out of state.

This isn't helpful advice for beginners that live in an expensive market and are trying to get started in today's environment. Anyone trying to get started with a market like Los Angeles as their backyard will spin their wheels for years when they could be making an out-of-state investment work.

 They can always pool money with others (arrange an exit plan in advance) and buy a house, or house hack. A novice going out of state to start is an absolute recipe for an unmitigated disaster -- just look at the out-of-state threads on this board. I gave the best advice on this thread by far.

[Jake Andronico]

@Amanda Skipper

@Ko Kashiwagi Has some solid questions to ask. People usually ask similar questions to me in Reno, NV. 

I moved from CA to live and invest in Reno quite a few years ago. Best decision of my life. 

We always recommend flying out to see the area, properties, etc. when you can, but we've done quite a few virtual deals as well. 

Asking why they became an agent is always an interesting one. Usually gets people to open up and it's usually easier for a buyer to see how committed they are to the profession. 

Best of luck to you! 

[James Wachob]

Hello @Amanda Skipper,

While there's no better way to truly get a feel for a market than by being on the ground and exploring the neighborhoods firsthand, I want to assure you that investing remotely is absolutely doable—and many successful investors do just that.

In fact, I know several investors who have built substantial portfolios in Memphis, and they’ve never physically visited the city, and they've done so successfully by leveraging local expertise, market data, and a solid support network. Technology today allows us to access detailed information and resources remotely, which makes it possible to make well-informed decisions even from a distance.

Memphis is a city with a lot of hidden gems and under-the-radar opportunities that many investors miss out on simply because they’re not familiar with the local landscape. Whether you’re interested in emerging areas, cash flow opportunities, or long-term growth potential, we can work together to identify those neighborhoods that best align with your investment goals.

I’d be more than happy to assist you in understanding the market dynamics and helping you make strategic decisions that align with your objectives.

[Johnny Lynum]

Hey, Amanda! I totally get where you're coming from! Done this myself - bought and sold properties without even getting my foot in the door. It can be a challenge, but it’s definitely doable. Here’s what I’d recommend:

1. Experience with out-of-state investors – Ask if they’ve worked with OOS investors before. This shows if they understand the unique needs of someone who isn’t local.
2. Local market knowledge – Get their thoughts on the current market and what trends they’re seeing in your target area.
3. Communication and responsiveness – Ask about their preferred communication methods and how quickly they respond to inquiries. This is key when you're not nearby.
4. Professional network – See if they can connect you with other local professionals like contractors, inspectors, or property managers. This is a plus.
5. Transparency and reliability – Ask about their process for keeping clients updated, especially on long-distance deals. It'll give you peace of mind. 
   
   Referrals: Consider asking someone you personally know (or even here on BP) if they could recommend an agent in the market they have had a good experience working with before. 

Building these relationships virtually takes time, but it’s all about trust and keeping the lines open. Stay patient and keep the convo flowing! You got this!💪

[Taylor Kendrick]

Quote from @Ko Kashiwagi:

Hi Amanda,

Some questions I ask.

- Do they invest in that market as well?

- Do they have off-market deals in the pipeline?

- Are they working mostly with retail buyers or investors?

- Will they go out to the property, take videos and go out of their way to show you the properties?

- Who do they know? Contractors? PMs?

It's important to ask questions up front, but it also comes with the understanding that you will have to churn through people as you find more information. As you start to do deals and make offers, you will see who you like and work the most well with!

 Hi Ko, thanks for sharing this. What would you say is a good answer for the third question ("Are they working mostly with retail buyers or investors?")?

[Wale Lawal]

@Amanda Skipper

To find reliable property managers and agents for remote work, consider factors like experience with investors, local market knowledge, and remote buyer experience. Choose a reliable property manager with solid tenant screening, monthly management fees, and average vacancy rates. Screen team members for referrals, communication style, and technology comfort.

Good luck!

[Daniel Vineis]

Hey Amanda hope your doing well. I invest in a few different states and I'm a realtor in new jersey. If my clients are over the age of 55 there is about a 50% chance they are moving out of state to retire so I am interview other agents pretty much every week. I have found this process eliminates all the bad eggs before you even get to the interview. Step 1 look at the area your interested in and pic the 12 agents try and do 6-8 teams and 4-6 single agents if possible. Pick them based of production there bio back group etc. My personal favorite production level are single agents doing between 18-40 deals a year that have a investment or work a decent amount of investors. step 2 at 9 AM on a weekday send out a text to each of them explaining what your looking to do and asking to set up a time to talk. If they do not respond within a hour they don't get the interview. this will eliminate about half of the 12. step 3 When you ask to set up a time to talk you say you will be the one calling them. When the time for the call comes around you do not call them. If they reach out to you in a timely manor asking about the missed appointment give them a call and congratulate them on passing 90% of the interview. This will almost always take those 12 top producers down to 2-4. Interview these 4 ask questions like what do you do to get listings can I make offers on your up and coming inventor prior to going on market etc. Then just go with the one that feel right. The reason I do this complicated interview process is because you want someone that knows what they are doing. Secondly you want someone that will not ghost you because they are just to busy with easier business. lastly you want someone that acknowledges its there job it stay in contact with you and help you along down the path of purchasing not the other way around. Anyone can answer a question but this pre interview interview shows you if they have these qualities with out even having to ask and they are the most important qualities in my opinion a realtor can have. Then you actually dive into there knowledge of the area investing etc.

[Corby Goade]

Lots of good advice above- I think an active, professional network of pros that know and trust each other is essential. Basically you are buying in to that person's relationships. 

That being said, experience in this world is huge. Anyone can get a real estate license, obviously, but being a GOOD agent is a whole different ballgame. There's a good reason that the attrition rate is 85% over two years. 

You don't have to do a million deals per year to be a good agent, but you need to be active and full time, for sure. I'd say a minimum of 15 deals per year on average. Anything less is recreational and they'll be learning on your dime and you won't even know it. 

In addition, doing fewer deals than that will most likely mean that they don't have a legit team of pros to back you- PM, GC, Plumber, lender, etc- if they aren't feeding them constant business, those contractors won't drop their current jobs to help you in an emergency. 

Best of luck!

[Heath Sizick]

Quote from @Daniel Vineis:

Hey Amanda hope your doing well. I invest in a few different states and I'm a realtor in new jersey. If my clients are over the age of 55 there is about a 50% chance they are moving out of state to retire so I am interview other agents pretty much every week. I have found this process eliminates all the bad eggs before you even get to the interview. Step 1 look at the area your interested in and pic the 12 agents try and do 6-8 teams and 4-6 single agents if possible. Pick them based of production there bio back group etc. My personal favorite production level are single agents doing between 18-40 deals a year that have a investment or work a decent amount of investors. step 2 at 9 AM on a weekday send out a text to each of them explaining what your looking to do and asking to set up a time to talk. If they do not respond within a hour they don't get the interview. this will eliminate about half of the 12. step 3 When you ask to set up a time to talk you say you will be the one calling them. When the time for the call comes around you do not call them. If they reach out to you in a timely manor asking about the missed appointment give them a call and congratulate them on passing 90% of the interview. This will almost always take those 12 top producers down to 2-4. Interview these 4 ask questions like what do you do to get listings can I make offers on your up and coming inventor prior to going on market etc. Then just go with the one that feel right. The reason I do this complicated interview process is because you want someone that knows what they are doing. Secondly you want someone that will not ghost you because they are just to busy with easier business. lastly you want someone that acknowledges its there job it stay in contact with you and help you along down the path of purchasing not the other way around. Anyone can answer a question but this pre interview interview shows you if they have these qualities with out even having to ask and they are the most important qualities in my opinion a realtor can have. Then you actually dive into there knowledge of the area investing etc.

Quite thorough but clearly filters agents. An investment grows with the time you give it!

[Gregory Chadwell]

Quote from @Amanda Skipper:

What is a good way to feel out of state real estate agents and others that I will need to build my business. I am not able to fly to meet up at the moment and probably won't be able to for 6 months or so. What are some good questions to ask?? Thanks in advance!

 I have worked with quite a few out of state investors.  I offer personalized service and give advice like I was going to buy the property.  I've owned rentals for approx 30 years now.  Previously i was a lender for 10 years too!

[Regina Blake]

Hi, Ohio has a great market to invest in real estate please reach out if you have any questions. Best Wishes!

[Jada Thoele]

If I have a specific area I'm looking in I would call multiple agents to ask about the area.

I also reach out to communities like this and ask for others' input as well as recommendations for a good crew- handyman, plumbing, etc.

Visiting in person sometime in the beginning would be ideal so the neighbors can know you and help give you info when you're gone.

And it may just be me but I like to partner with locals

[Joseph Bui]

What market are you interested in? I have 9 doors across Memphis and Detroit and would be happy to connect you to my resources I've used to scale up to this point.

[Remington Lyman]

Quote from @Amanda Skipper:

What is a good way to feel out of state real estate agents and others that I will need to build my business. I am not able to fly to meet up at the moment and probably won't be able to for 6 months or so. What are some good questions to ask?? Thanks in advance!

I suggest inquiring whether they own any properties. It's important to work with someone who has firsthand experience with the challenges and rewards that investors encounter.