Or buy something that needs some love and some hard money lenders will fund up to 90-100% of the purchase and rehab.

I've had friends buy new homes and have more problems due to poor construction than I've had in 'older' homes.

I'm an investor-friendly agent in Cincinnati.

You mentioned you haven't purchased an investment property before or been involved with seller financing transactions.

I'm going to do new post referencing insurance - this has been a big topic amongst my California friends. 

Keep grinding it out my friend. 

See, the majority of profit in real estate is NOT made by below market purchases.  

@Wade Wisner -  Most of the notes that we purchase we keep in our portfolio and borrow against them with private capital.

I think if you just attend any group, you'll find investors that purchase remote and local and you'll be able to learn.

Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?