I understand one needs to be patient.  

Until I find a good reason to deploy capital, I'm being patient.  

Mortgages generally get a recorded "satisfaction" after a foreclosure, whether 1st or 2nd's....they just become irrelevant as an "operation of law".  

I would advise to be patient and exhaust investment options at home before you purchase out of state. 

Just like medical doctors, Sellers must see you as being professional, well-educated, acting in their “patient’s” best interest, and bound by a high code of ethics.The medical process is the same everywhere.

my advice is to stay patient and you will find something that works. nothing is perfect though so you might have to give and take a bit. how are you searching?

Some where more patient and informative with me than others.

Be patient . . . this is version 1.  

Looking at a mix of buy/hold/rent for cash flow and few flips a year for the satisfaction of it.

I got a house for very below the asking price from a bank by being firm and patient.