I use Eric Kloth out of Redding and he is stuck with us for this and our future home buying needs. 

There will be multiple markets you can achieve a 7.5% cap rate especially if you're buying with cash.

I have a lender that will do cash out refinances even if no rehab was done on the property, using the higher appraised value the day after you buy a house.

The moment you buy an investment property, start a side hustle, or even experience a major life event (marriage, kids, inheritance, etc.), taxes get more complicated.

Here are additional comments:1) Buying out of state removes any local knowledge you have from assisting in your success, including knowing areas, people and costs. - We always recommend buying your first rental locally if possible and DIY managing to learn as much as possible before investing OOS.2) Lots of crooks and incompetents in the PMC world:( They both cost you money.- As already stated, you'll have a small portfolio.

I also buy my own materials.

Investment Info:Small multi-family (2-4 units) buy & hold investment in Clinton.

@Makani Donaldson it all depends on your investment goals.If you buy a Class A rental, it'll usually have negative cashflow, which will be hopefully offset with appreciation and better tenants.If you buy a CLass C or D rental, it should have pretty good cashflow because you may not realize much in appreciation and you'll have a lot more problems finding good tenants.

Just make sure you are fluid with this info on each property so you do not buy wrong.  

Investment Info:Single-family residence buy & hold investment.