So, the question is not whether to invest remotely, but where to invest.Investment TeamRegarding properties in distant cities: While books, podcasts, seminars, and websites offer general knowledge, you'll ultimately purchase a specific property in a specific location—each with its own unique conditions.

This owner found a free lease template online that provided very little landlord protections. 

In genral they are not patient enough to delay purchasing shiny things.

The ONLY reasonable deals are:Appliances when purchased if you have a retailer that offers unlimited repairs/replacement for 5 years for 10% of price.

Are you purchasing a fix and flip property and looking for a hard money loan? 

These are great questions and a great idea to do some due diligence before the purchase.

But unless you get a value-add property, purchasing real estate really doesn't make much sense in this environment?

@Preet Oberoi Purchasing a short-term rental (STR) or tiny home to offset W-2 income with depreciation can be effective if structured correctly.

For an investment property (purchased as an owner occupant), that is insane. 

I've been part of a mentorship group for the whole time, I built a deal team and I've been looking at purchasing a cash-flowing business utilizing SBA financing.