Love hearing about your experience, especially with 21+ years in the game—definitely a wealth of knowledge there!

I'm in disbelief about the lack of knowledge - I'm not an agent. 

As long as you put in the time to learn as much as you can up front and put that knowledge to work by taking action, you'll be just fine!

If anyone has any knowledge, would appreciate.

I have limited knowledge of Sub To deals, despite Pace Morby's excellent efforts to make Sub To well know (Sorry, Pace, it's me, not you!) 

Check the in person events and meetups in your local area, our online community is full of knowledge and folks willing to share and still nothing replaces the opportunity to interact IRL, you never know who you will meet and where that can take you on your REI journey.

You could invest out of state, which would open up different risks and costs (trusting your PM, additional travel costs to see your property(s) periodically, likely less personal market knowledge).  

Having moved to Texas from Tennessee, I'm actively exploring the local market and excited to connect with this community to gain insights and knowledge from experienced professionals.

And I thank everyone that kindly provided their knowledge with me!

Appreciative to the BP Community and knowledge learned from forums and blogs as well as Podcasts and webinars.