If you're set on investing out of state, whatever market you decide to invest in it'll be important to develop your core-4: https://www.biggerpockets.com/blog/core-four-real-estate-tea... 

Here is a great blog post that will really speak to your client.

If you're looking to invest OOS you should check out this Bigger Pocket Blog here: Core 4 Members of a Profitable Long-Distance Real Estate Investing Team (biggerpockets.com)explaining what's needed and how to build your Big Four team so you will have boots on the ground ready to move full speed ahead when you're ready to pull the trigger.

Take a look at this blog post, you may be able to better understand your seller, anticipate their pain point and provide a solution they haven't considered.

Pennies  Hey Penny,You can follow my 8 year+ LP syndication journey with one particular platform in my 4 BP blog seriesHave I Found the Holy Grail of Passive Real Estate Investing? 

I made the case here: https://www.biggerpockets.com/blog/this-housing-market-isnt-... and nothing has really changed other than a fear that the massive deficits the government is running are acting like a stimulus that's keeping the economy afloat but only for the time being. 

So, that left Andaloro between a rock and a hard place:Continued: https://www.biggerpockets.com/blog/landlord-rights-are-being...

I wrote an article a while back that has tips you might find helpful: https://www.biggerpockets.com/blog/2015-05-25-5-dominate-pro...Also check out Brandon and Heather Turner's book on the subject for a more detailed breakdown: https://www.amazon.com/Book-Managing-Rental-Properties-Scree...

Here's a guide that describes what good cash flow looks like and how to analyze a property.https://www.biggerpockets.com/blog/rental-property-cash-flow...  

Might I say this...you can watch as much Youtube or read as many blog posts on here as you want, but that doesn't get you closer to your license.