I wouldn’t completely ignore the possibility of out of state operations, however I wouldn’t even know where to start.

Unfortunately, it's near impossible to find anything over 10% cap rate and 10-20% CoC return... even in the midwest, you won't find anything like that.

The idea is simple: purchase a property, live in one part, and rent out the rest to offset your mortgage or even generate profit.

We attempted this in one location and were rejected as solar was a secondary use and they would not allow it to be a primary use because of NIMBY even though it has no impact on the area

My focus leans more toward equity appreciation than cash flow, and as a rookie investor, I’m aiming to put aside about $25-30k for investments each year.In the meantime, I’m looking to connect with like-minded folks here for mentorship, partnerships, apprenticeships, and even collaborations.Would love to hear your thoughts, advice, or anything you think might help as I continue piecing everything together!

I actually enjoy visiting there from time to time. 

NJ is a big one—places like Newark, Paterson, or even smaller towns have better cash flow potential.

So, there is even more risk.The things that you can do, include being properly capitalized, not be greedy, (in whichever way that may be defined in the county you are buying), know solicitation laws, know Dodd-Frank, the Consumer Protection Act, the S.A.F.E.

Even in your area, you may meet other out of state investors so you have more context for when you talk to the people who will make up your team there.

Big players like Ford, GM, and even tech companies are betting on Detroit.