Network like crazy.I also tend to think you should invest passively in 2-3 deals before signing up. 

if it was 25%, there is a lot of ground to be gained. if it was 50%, not so much.

If I can even get 7% COCR with my gained equity out of state it would be a substantial increase in cashflow.

I was able to build a small team, but have struggled to see profitable gain in my situation.Cool to hear you actually went over and introduced yourself to boots on the ground in that market.

While we are both gainfully employed and have good income, our DTI (Debt to Income) is obviously incredibly skewed even though our properties cash flow. 

It really can be the best of both worlds—remaining a passive investor while still getting the ROI you want!

The costs could be justified if the rental performs well (a little less profit short term, for longer term appreciation gains and with little to no effort on my part).

These strategies allow individuals to invest in real estate with minimal down payment, gain exposure to the industry, and build capital.Good luck!

They’re going to owe capital gains and depreciation recapture if they sell it to their child.

they're also completely different, and at opposite ends of the active / passive spectrum.