Can Somebody Offer Tips on Marketing for and Closing Out-of-State Deals?

[Mark F.]

I would love to get some feedback on strategies and pitfalls of marketing for and closing out-of-state deals. 

My wife and I already have our business established in central TX (I live in CA) with a small apartment building and a great team of contractors, property managers, and real estate agents. I want to start expanding our business by acquiring more properties, but I don't want to rely on just the MLS. We're planning on marketing for deals via direct mail.

Is there anybody out there who is marketing for and closing deals remotely? What's working for you and what are some of the pitfalls you've run into? I would appreciate any tips you can offer on how to effectively market for, inspect, and close on deals from a remote location. 

Thanks for all your help!!