Does anyone invest out of State?

[Brand Seet]

Hey All,

I've been lurking for a little bit now but now that I've got my pre approval for 400k conventional 3% down. I've really started to look at multi family properties here in Washington and I just cant find anything that has a positive cash flow or even break even which I might be ok with. I thought about some turnkey companies since that would be the easiest way to invest in out of state. Its an interesting idea to me, but my initial gut feeling says the cash flow might be ok but it wouldn't appreciate or really contribute to overall wealth the way I would like. 

So now I'm really considering an out of state investment that would better utilize the cash I'm putting in. I'm pretty new to the real estate world. Learning everything I can for the past month so I would truly love some help and advice! This has been some of the most fun I've had learning so I'm excited to be here!