My original goal was to buy a rent-ready duplex and house hack, but based on my pre-approval and what I’ve seen, most multi-family properties in my range need renovations. 

Need to buy all again.Had stocked packed linen closet but not anymore..need to stock again. 

The first thing I ask is why am I Buying the property.I always look at the exit strategy first, is it going to be a rental, a lease option sell, am I planning on living in it.

And there are no counties that ban out of state investors buying investment properties.  

I buy in the 220-260k range.

Buying My First RentalI was 24, being mentored by Dave for two years and I was ready to jump into real estate investing for myself.

Assuming the area checks out, I’d rather buy in a high price area that has little to no cash flow rather than an area that has cash flow but lower price.  

But an investment-focused agent brings way more to the table than just writing offers.Finds off-market deals you’d never see on Zillow.Negotiates beyond price—think seller credits, better terms, and saving you $$$.Spots risks & hidden costs so you don’t get burned.Thinks long-term—helps you buy with appreciation, rental income, and future wealth in mind.Has key connections to lenders, contractors, and off-market opportunities.If you’re looking at this as an investment, the right agent doesn’t just cost you—they make you money.

Look for motivated sellers off market and market via cold calling and or direct mail, geofencing, advertising and the like.A good wholesaler is as @Ericka Parrott mentioned, direct to seller, did good underwriting and can deliver an actual "Deal" whether buy and hold or flip. 

Buy a 2-4 unit, close to home.