Long distance investment without TK company?

[Jinglei Cui]

I am a newbie investor from CA and have 2 property payoff in CA with really low ROI (around 3% net), recently I plan to sell my current rental properties which worth more than 2M in total into cash and start to invest elsewhere and start to use leverage.

1. I heard about there are still commercial real estate opportunity in CA but I have no experience and credit in commercial business. I don't know how to start, and what is my first step.

2. I lived in Indiana for 5 years while I was in college, and I know there were some properties have very high ROI rate and low purchase price. But after dig into the whole TK business I started to worry about the whole TK idea, does that means I need to go to those Midwest for a long time and constantly go there if I want to invest there?

I am really confused at this stage, I would really appreciate some advice from investors who have experience in long distance investing!!