One last question - is your assistant actually hand writing the envelop?

Quote from @Jesse Yoder: What insurance works with people doing BRRRRs? 

Loan officers with 25 years of experience typically are more experienced, and have less time per file, because they have an abundance of files.Loan officers with 25 months of experience typically are less experienced, but have more time to devote to you.I can't write my own loans, so when I'm getting a loan I prefer working with less busy people when I'm doing my own real estate investment, they're more responsive and dedicated it feels like.

Section 8 could also work as a hybrid strategy here; the stable income is nice, and with good property management, it’s pretty hands-off.

People doing crazy stuff lately.

Still can be very beneficial for a new investor but personally I think not as good as a service as they had with their exclusive listings where they had inspections already done, rent rolls available, and you can complete the entire offer/acceptance via their platform rather than being handed off to an agent. 

That’s why I try so hard to explain to people I meet every day the benefits.

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.

The rental market is strong due to students and digital nomads.Managing a couple of tenants would not be too hard but managing a dozen, on the other hand, would be a nightmare.I am a bit torn.

Without going into too many details about the property, I'm interested in connecting with people who deal with off market listings and investors in this geographic area.