Out of state buy and hold

[Glen Knowles]

Thank you for this resource! Can see I need to spend many hours reading here before I ask a specific question!

My name is Glen Knowles and I live in Los Angeles Co. I am currently a professor at a college. I was a real estate agent over 30 years ago and loved the CCIM 101 course. Considering taking it again. Have owned rental houses, duplex and NNN land. I may to be headed toward a 1031 exchange but have much to learn.

Looking forward to retirement.  At this point I believe I am most interested in out of state rentals with strong steady cash flow, but may be interested in something  besides rental houses?  Loved leverage when I was young! Not sure how much leverage at this point and feeling rather conservative.