Although a cash offer may help you win the property or gain concessions in the short-term, there are long-term benefits to using debt. 

If you've enjoyed a lot of appreciation in the value of your primary home, you may want to start a timer to sell before losing the "lived in the house for 2 of the last 5 years" capital gains exemption (limited; not infinite, but big).  

They are going to be the cheaper alternative for SFR, so in theory you should get some decent appreciation gain and good tenant pool.3.

The three ways to handle the risk are (1) gaining knowledge and experience in both investment in general and in the area you’re investing in specifically (2) extensive due diligence and when the inevitable bad outcomes occur despite (1) and (2) then (3) diversification.  

I will say this short term sacrifice can lead to major long term gains.  

It's always best to start local and then gain experience as you go through the motions as a new landlord. 

The way I see it is 25% down out of state means $100k in down payment/closing cost to obtain turnkey property that gains equity similar to an IRA or 5% down managing a renovation in the property your living in which in turn pays yourself from the equity gains which allows you to get to multiple house hacks very fast. 

You make more when it's uneven and you can live in the smaller unit.Focus on the asset and the area, as long as you can withstand net negative or breakeven cashflow, and you will gain in appreciation.

I gained some experience in being a general contractor by managing & working on some renovations on that other house.  

This allows you to trade stocks, mutual funds, ETFs, gain access to CD's and treasuries. 3) You can connect your IRA to what we call Wealthbridge which is a private market investing platform, enabling you to digitally invest in private opportunities.