I'm starting fresh, but I'm ready. 

I recently talked to a local insurance agent that has been assisting some of the out of town buyers with insurance policies and the majority of them have purchased these properties sight unseen without any knowledge of the neighborhood they're in, school district, condition of the home itself apart from the pictures with fresh paint and new countertop or even seeing the homes surrounding it that have been condemned by the city. 

Brand new to BP other than listening to many podcasts.Self-employed and have been using most extra income to reinvest in my business to grow it.

You create your own business image and branding including advertising.

and brand new out of state investors are going to miss.just trying to be frank with you. 

I lived in 1 BR and rented out 4 BR to professional women.

I am looking in to a SFR brand new construction that offers live and work usage.

No, our property taxes and insurance are much lower than other states and you have basically no maint/repairs/cap-ex since they are brand new.

All of these recommendations are brand new members with this being their first or second post... just sayin'

So, I would try to look at that with fresh eyes and evaluate every possibility imaginable before dismissing it.