While I don't recommend waiting until you know everything before getting started, I think having a decent understanding of what you're investing your/other's money in is smart.Perhaps you're not reading the right books?

Quote from @Hari Mann: Quote from @Robert Ellis: Quote from @Jay Hinrichs: since you have gone to all this work maybe you change asset class or niche that is a good deal these days..

If I took all the negative reviews of anything I am interested in, I would buy nothing, go nowhere and just live in the woods...alone...

What type of real estate investments are you interested in? I

My wife and I have our first baby on the way, so my motivation to give her an amazing life has already kicked in. I

You could also apply for a HELOC on your current primary before you move to have access to that line for future deals.We are not looking to move currently, and house hacking is not something we are interested in. I

House hacking in the market you live in is such an unfair advantage that compounds in ways you will not believe. 

Athens is a great city to live in and invest in. I

Do some research on areas that you are interested in, I would identify markets with positive growth trends, analyze market reports, industry publications, and economic forecasts, look at emerging markets and technologies.You will also need to develop a core 4. 

as far as having a lender in the state you want to buy in, i don't personally think that matters, as long as you know right away whether or not they can lend in that state (many investor-popular lenders that i've talked to can't lend in MA, which is where i live).