I am currently in the Principles of Real Estate class to get my Salesperson License.

As of now my main objective is to buy and hold properties thru conventional lending. 

And to be fair, I did start marketing only a month ago, so their might be a little 'shiny object' thing going on, but I'm just trying to be a careful and effective short and long term planner.

As a smart investor one should not get caught up in the buyer frenzy and stick to their principles of smart investing.  

A lot of what I'm trying to overcome is anxiety about making the wrong choice or focusing on the wrong objective.

It only proves that they don't have big dreams and objectives.

Do you have recommendations on where I could do out of state investing to meet my return objectives of already a 10 % COC and $150 to $200 a door?

If you read books and take course to learn how to run a successful remodeling or construction company, they are often the exact opposite principles of what I read in blogs on this site and others about hiring a contractor.  

I feel that in pursuing this new objective, I have learned more about myself and the fascinating world of personal finance in the last few months than I have in... maybe ever.

My objective is to buy and hold for the next 10 - 15 years (my timeline is short).