Out of State, Turn-key empire (and other general musings)

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Hi all-

I'm in the Seattle area where everything appears to be clad in gold, including the cardboard boxes from Amazon, which explains why it's so danged expensive here for real-estate. Including the properties that have nothing but cardboard boxes from Amazon on them.

I have been following the BP Podcasts and looking through the forums, and I've seen multiple threads on turn-key solutions and investing out of state, as well as the pleasures and perils of dealing with property management companies. In addition, I've seen many a topic on the challenges of getting started, dealing with renters, rentals, and your own full-time job, and others dealing with setting goals and achieving them.

So I thought I'd throw this all together and create the most awesome thread of all-time (or at least until somebody else comes up with something cooler...).

I have been using the BP calculators on Roofstock.com properties following both the BRRRR and standard Rental philosophies espoused both on the site and within the podcasts. I am developing a strategy that accepts a 9.5% cash on cash return (minimum) in exchange for the advantages that Roofstock has and the amount of work that they do up front in researching/accepting the property. My goal is to not to be able to quit my job, but rather to start buying properties that are in markets that are appreciating by around 3% every year and starting to build equity in them. As much as I love the BRRRR story, I simply do not have the time at this point to delve into that arena. I need to get rent-ready properties that don't need major repairs/remodels.

My challenges are primarily time based, as in I hardly have any extra. And while initial cash down won't be that much of a problem, I can do a lot more when the houses are around $70k-$110k, than I can when the cardboard box starts at $300k. In addition, my own personal risk is less if I have a property at $70k that goes completely sideways, than one at $300k. 

I would love to know what people think about this, or if anybody has done this and has sage advice. All replies appreciated, with bonus points for really good puns. :-)