I seek out of state because its almost impossible to find a cash flowing decent deal here in the bay area even if you go out to Sacramento.

@Alex McLean First tip is to be aware it will be virtually impossible to get an offer accepted using a 203k loan in any desireable high demand part of our market.

Initially I was leaning towards turnkey, especially after seeing so many videos and listening to podcasts by a certain TK provider who I’m starting to notice isn’t too popular on these forums... but I’m also reading comments by people who have ventured out “on their own” and it’s starting to seem less impossible to do it that way.

Impossible to know without doing the search.

It will be near impossible to get it to look right without a screw in the middle.

Considerations: - It's hard (maybe impossible?) 

It’s impossible to know who all your tenants will be before you purchase an investment property unless you have them all lined up.

It was impossible with the caliber of tenants that were on the program.

Investing in the Bay Area is crazy, but it's not impossible and you don't have to necessarily save forever for a down payment.

@Ryan Janssen, while some smaller banks will sell NPN to individuals if you can get in front of the right person, it is so unlikely that a large bank like US Bank would that it is safe to say it is impossible.