Without the high leverage you reduce the top source of return in CA RE which is achieve via the appreciation on a high leverage property.  

Quote from @Francisco Pila: Quote from @Heidi Xu: Investment Info:Small multi-family (2-4 units) buy & hold investment.

I selected Lewiston for the post as I didn't see an Augusta option, but I do work all over the state.It was my family's property management business that brought me to Maine and sparked my interest in and passion for helping investors achieve their goals. 

A lot of what you're paying for is free / reduced with Baselane. 

Currently my husband are out of state investors with 3 single family rentals in KC. 

Some might not be livable at purchase but 5k still seems cheap unless there is something off with the data. maybe the prices were reduced on unlivable properties due to back taxes being part of the deal for the purchase.

Investment Info:Single-family residence fix & flip investment.

I know I could have a family member co-sign a mortgage with me but not sure the best way to approach that conversation and what incentives I’d be able to offer to make it worth while for them other then their “familial duties” haha. 

After selling the property, my real estate investing journey went on hold for several years while my family grew to a wife and three beautiful daughters. 

If you have a lot of family in OK, that can be a great place to start assessing since you have dedicated boots on the ground, as well as a reason to visit.Don't overthink the analyzing of markets when you are still figuring things out.