IMO investing out of state requires a fantastic team before you buy a single piece of real estate. 

I am probably going to join the course by Kai Andrews, it seems like it is in line with what I want tk do which is replace my work income w actuve real estate investing and then scale to 20 m's.Thats all for now, been a slow summer hope everyone is enjoying it🙂 you should look at larger deals than one single family. 12 months ago I was targeting single family home builds and designs and at this point I'm entitling and putting together 400k+ sq ft mixed use buildings worth more than 100 million.

My preference is Single Family, although I currently own some mobile homes, some parks, and some small multi-family as well as notes on land and houses. 

My goal is to 1031 the entire portfolio into a single large multi unit.

I agree that there are ways but 1) rent ready without value add will be huge cash negative with realistic expense estimates 2) most single unit ADU additions cost more than the value added.  

This ultimately why the $100k midwest single family homes are frequently discussed in these forums.....its what many are able to afford to buy.

., "I will buy at least one single-family home, duplex, triplex, or fourplex before the end of 2025") and then do it.

In fact, I've got some bets in the markets that hinge on this happening.

I'm getting to a point where I might want to pursue a lender for future investments but am trying to understand how these lenders choose people to work with.These types of lenders are called "Hard Money" because they are not betting on the borrower. 

Hearing from many testimonials by talking to real Padsplit owners in person, it seems to be a true cashflow machine coming from a single family residence.