Hey Billy, Choosing a program is almost like picking a car. 

I just picked up a Duplex ALL IN, 75k, rents will be 900/ 900, that's a deal :) Good luck 

i'd try to pick a market closer to you where you can  be hands on.

Is there a reason why someone who could easily afford a VA would rather pick JV partners instead?

Pretty much anywhere in the Midwest.Recommend picking a city you have relatives or friends in, or that you'd like to visit annually and check out your investments.DM us if you want info on Detroit, which is on a major comeback!

I don't want to spend hours on hours of listening to podcasts, picking up nuggets...and lots of fluff.  

Also, with being an out of state investor, picking a property that needs renovations seems really intimidating for my first rental. 

We have lived there 5.5 years now with one tenant who I brought with me from the previous property and was hand picked.

I am in the same boat and completely agree with you in that the rental market does seem to be changing quite a bit in recent times- much more difficult to get good qualified tenants these days and decent tenants seem to have their pick of the litter - often very flaky and uncommitted because there is so much supply out there.Rent price is definitely a key issue but what's the more likely outcome of a significant drop in rent price below market?

You have to do your due diligence up front, but once you put your money in it is very passive and you just get your monthly or quarterly return (if you picked a good investment).