To diversify, visit and analyze Texas markets, speak with local investors, evaluate other regions remotely, build a team, start small, and connect with local investors.

Its the best way for anyone to get started IMO.Will add that in todays market you might need to put down more than the minimum 3.5-5% in order to not be cash flow negative.

Therefore you should speak with a local zoning attorney and architect to determine the viability of a use change.

Let’s project realistic expense estimates via the 50% rule:$12k rent / 2 (50% rule) - $19332 P&i = negative $13332/year or negative $1,111/month.  

Here are a few simple and free ways to learn: Go to real estate meetup groups, attend open houses and speak with the agent there, inspect FSBOs (for sale by owner), walk your area, and speak to people tending their yards.The idea is to engage with other people and ask, Ask, ASK questions about their experience with the local market.Some other ideas: find a home inspector who will let you tag along in a property inspection, and absorb what they are looking at and why.Your mindset and enthusiasm for learning about real estate will open many doors for you.Good Luck!

Ask to speak with some of their current owners and current/former tenants.

Also - I am an out of state investor, generally speaking, how often do you send your tree guy to inspect the trees in your rentals to check if they are ok or need to be cut?

Connect with local investors through real estate investment groups, attending housing fairs, and speaking with property managers familiar with the LSU rental market.Good luck!

The bank had a problem with my holding LLC and after speaking with the law firm who created the LLC they were still confused. 

I also feel like it is pretty beginner friendly in the sense that no cashflow or even slightly negative cashflow still provides opportunity through equity gain.