There are many lawsuits filed against them, and they have failed to repay many past investors - I personally know of at least 20 people who are collectively owed millions. 

Of course I don't know what you have, but typically what I see is probably better to sell it and maybe buy two in Someplace like Sherman if your resources allow that.

If a rental/lease contract is a legally binding document...enforced by collecting rent...or enforced by an eviction process if rent is not paid....then can there not be a document (legally binding) for a tenant to sign that would relinquish their rights as a squatter or due process of eviction...

Hide you money, drugs and valuables off site.If you do your own opens, do it for a couple of weekends.Once you have someone interested, you fill out a purchase & sale agreement, collect an EMD, open escrow, order title, verify ability to close with the buyer's lender.

Some will collect first, last, and a deposit equal to a month of rent.

There's a ton of resources and information available and I'm looking forward to getting started.

100%,, I do not collect rent, I simply coordinate maintenance and flip props.--- Why does your story change every time you speak?

Hi Michael,Welcome to the community- There are a lot of good professionals and resources here on bigger pockets to learn and grow. 

I’m also wondering how to decide between investing locally versus exploring other areas.Any advice or resources would be greatly appreciated!

I have a nice hi-rise condo unit and I get tons of companies asking if I do MTRs for Visiting Nurses, Tech Professionals, etc.My place is positioned near a number of large DC Metro Hospitals, but since covid work-from-home and recent lift of Eviction Moritorium, I have had few people with jobs, but a ton of people recently evicted looking to rent my place.The one viable group - visiting nurses has been excluded because my HOA will not allow short or mid-term rentals (anything less than one year is a No-No).They claim too many transient tenants cause excessive wear and tear on the property and too many people using resources like the gym, or pool or common areas.I think that's a lot of horse waste!