Out of state investing

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I'm in California and I'm looking at a few opportunities in Texas.

I've heard of people buying property unseen and putting all their faith (and trust) into a local investment group.

If the people you're working with are on the up and up, you've seen pics of the prospective investment properties, and contracts and title are good to go....is there still a reason to actually visit the property and meet the people you're dealing with?

I'm a mortgage broker and half the time I don't even actually meet the people (usually attend signings, but some cities I do biz in are like 100 miles away).

Thoughts?