Nice one!

My father in law lives in hot spring and we go visit him once or twice a year.

Many lessons have been learned firstly is you can’t be too nice or trusting and second is, don’t wait to figure out the refinance and cash out process and until you are almost done with rehabbing the property because currently going through a very lengthy, cash out refinance ordeal at the moment as I’m trying to get financing terms finalized as we speak.

Buy the oldest ugliest home in a really nice neighborhood.B. 

Hi @Lolo Druff, @Nicholas L. referenced my previous post about buying out of state - I've had mixed results in Indianapolis metro area, Class A (nice suburb, great schools) rental has done well but Class C has been a huge headache (repair costs, stolen AC unit, attempted break in).

They were nice and didn't charge me the 10% penalty though.       

Looks cleaner and you can add a nice valance.

Given the high interest and the purchase price isn't low, the cash flow won't be as nice as my other rentals or other options in a different neighborhood. 

Many of up haven't been able to go and visit our families there for years.

Plus nice that they don't have to touch the funds.