The internet makes the world very small.As far as buying out of state, one challenge I did not see any other replies mention is your occupancy. 

You have one STR, and you want someone to bring all of the money for your second?

@Jaycee Greene would there be a difference one way or another with this use?

One of the best ways(not the most exciting) is cold calling owners.

I was debating if I should partner with a friend or family member who is willing to work on a property together. ill be sure to make sure things are done legally and fairly so no one get short sighted and things don't get messy.

We can make exceptions with worse credit and slightly below perfect income but under no circumstances do we allow anybody rent one of our properties with a below 500 credit score, or 2x rent income or prior evictions. 

Passive income through real estate is one of the most powerful ways to build generational wealth.

No one has any extra money to come up to the mountains it seems.

Look at one or two of the units, do they look like crap or do they look like the neighborhood??

Or should I really narrow it down to one?