There are also some great YT vids on the topic, search "BiggerPockets house flipping" or something similar.

But if you’re looking for a more stable, family-friendly environment with lower costs and a focus on LTRs, Texas could be a better fit.Since you have young kids, I’d dig deeper into school districts and neighborhoods in both states—family life can really shape where you’ll feel at home.

I would search for a property that has a low interest rate Fha or VA loan.

(d) If you strike out on landing any on-market deals, you can search for off-market deals.

Called up to them and they asked me to search for their lawyer name. 

But it's a risk.If the PM is that bad, I suggest you do some research and find another manager.Remember: cheaper doesn't mean you'll make more money.Start by going to www.narpm.org to search their directory of managers.

Ask them how well they know the neighborhoods in your target market.It all boils down to their experience working with out of state investors.

How do you know if a neighborhood is C class as an out of state investor? 

You can Zillow search to see the progress using the google map there.

I suggest you enter private money goldmine in search botton at top right of the screen and read the previous posts....here is one that gives good perspective as well as a link to legitimate private lenders.http://www.biggerpockets.com/forums/92/topics/1488...