Good time to invest OOS

[Ali Mirabzadeh]

Hi BP,
I'm a first time investor from the Bay Area, California. 
For the past two years, I have been going back and forth on investing in OOS , Kansas City, due to increase in mortgage rates. So I looked at some local markets like Sacramento where I'm from and familiar with the neighborhoods but the cashflow would be so negative that I'd be paying out of pocket every month.

Now I'm more inclined to buy a single family in KC as it seems the rates won't drop anytime soon so would like to get in the investment game sooner than later and hope for a rate drop in few years to refinance.
I have been looking on Zillow, and recently connected to an agent to run numbers and seems I could make about $100-$300 after mortgage payment and insurance. This money would pay the PM and "saves" a bit for the future expenses. Given this cashflow, probably I would be paying out of pocket for vacancy, CapEx, etc for the first few years until it's a good time to refinance. Also, probably I'd have to fly out to KC a few times until I buy the property to meet the team, potential properties, etc which will add to the costs (~$600-$800 each trip) of owning an OOS property.

Given this market, I'd like to hear from OOS investors if they think it's still doable to pull off an purchase worth investing in.
I don't want to talk myself out of it again and focus on the negatives but also, want to make a sound decision that benefits me in the long term and doesn't hurt [much] in the short term.

If you are an OOS investor who has invested recently or is planning on investing within a year, I'd like to connect and hear your insights.