Suggestions for Investing Out-of-State

[Crystal Chang]

I am a resident of Southern California and I'm looking to invests in rental properties.  However, after running the numbers, I cannot find a deal that will cash flow with a 20% downpayment (even if I self-manage the property myself).  

I want to invest in out-of-state rentals, but because I have a full-time job already, I wouldn't be able to monitor the rentals.  

Any suggestions here would be greatly appreciated.  Thank you!