Prioritize stable cash flow, good location, and manageable property condition, while considering strategies like gradual rent increases, expense reduction, and value-add improvements to enhance returns.

I disagree a little about what you said about companies are entitled to fair market rents, I believe that depends on where they are located.

I am currently located in The Bay Area, California and I am little nervous about  investing out of state but I thought I would give other cheaper markets a shot other than my backyard which is expensive.

Very good point.In the case of Arizona, I have been unable to locate any state law / code that suggests Arizona may have additional regulations. 

I am trying to locate experienced investor friendly title companies and or attorneys to use for closings in the Kalamazoo, Portage, and Grand Rapids MI area.

To get started with fix and flips, first define your criteria, including location, property type, and budget.

You can also find real estate investing groups through meetup.com, Facebook, or a Google search.

It's gotta grab people, draw them in, stop them in there searching tracks.

@Martti Eckert here's the big issue that no one really talks about that you hopefully find helpful (this is copy & pasted):-----------------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Doesn’t mean you can’t find a good deal, but from our quick search while we were there in May 2022, none of the places came close to meeting our criteria