(Surprisingly, the blue states of Maine and New Hampshire did see solid growth, along with the not-so-surprising Washington.)But what about their growth over a longer time horizon?

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Any surprises in terms/fees?

If you have purchased an out of state investment property, what were your biggest lessons learned and were there any surprises during the process?

As you scale, make sure to factor in seasonality, renovation surprises, and buyer demand in different areas.

The product isn't quite as comprehensive as Proper but it is significantly cheaper and I feel comfortable self-insuring the gaps with our own emergency funds and relying on AirBNB & VRBO claims.

The good thing is you won't have a bunch of surprises since you are already assuming most of the mechanicals need done. 

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Not surprising.

Then keep $30,000 in reserves in a hysa for emergencies.