They seem to be quickly evolving across the country…but this should be secondary.

Quote from @Brady Morgandy Morgan: Appreciate you sharing your numbers, always interesting to see what costs are in other parts of the country.

And there you are in luck because you can purchase any type of investment property anywhere in the country and defer all tax as long as you purchase at least as much as your net sale. and use all of your proceeds from the sale in the purchase. 

@Andrew Slezak  HUD does studies of rent for the whole country and published the MEDIAN rent for every area/county/zipcode in the country. 

What I was getting at is that even investing "out of state", let alone out of the country, is more difficult when you don't have any personal connections and even more difficult with your first property.

The Subto community is like an online real estate country club where everyone is trying to help each other.

Long-term tenants provide consistent income and fewer turnovers.3.Long-Term Growth: Germany’s real estate market avoids the volatility seen in other countries.

The pictures, while not great, are also not the problem.Across the country, it is hard to rent a place over the holidays.  

The FHA rules/regs (in particular the FHA self-sufficiency test) are applied the same across all markets, and I know for a fact that in rural communities across the country, and big cities that are not particularly desirable places to live, it's not a deal-breaker, I am not commenting on those areas. 

If you learn how to use Hard Money loans properly and how to find good deals in need of rehab, there are plenty of areas of the country where you could buy 3-4 rent properties in solid middle class areas with good cashflow.