Because you are able to work remote, enhances the need for flexibility as I can easily see a time where you want to move someplace else because you can.  

Where are y'all at? 

Once you know the "basics', you can then invest OOS more successfully.If you can't afford to invest in your home area, how will you grow your knowledge of an OOS if you take a shotgun approach to where you buy?

Is this 1 flip where you're going to lose $20,000 and never touch real estate again? 

In all the other states where this is legal there is no state or fed reporting or oversight.. thats the point..

He flipped houses, built apartment complexes etc....so that's where me wanting to do all of this comes from.

The lady said what if there were 100 documents, my response was there are 3 documents and no where near 100.

I contribute that much monthly any way as my side business helps to get me where I want when I retire. 

I would simply hang your license with a transactional brokerage where you only pay per transaction. 

How about a sales contract with contingencies but with a limit where the buyer can only terminate the contract if their find material defects exceeding a certain dollar amount.