Multifamily doesn't need any more pressure/demand since cap rates can really get low when too many people pile in, but I have to say that commercial real estate (including large MF) and other types of passive investing (mobile home parks, storage, etc.) can really make like much easier.

I plan on driving alot to find distressed or run down multifamily properties that possibly are owned by an out of state investor and reaching out however would like everyone's opinion or personal experience on some other creative ways.

Yes, definitely open up a HELOC even if you don't plan on using it.

I plan on converting the barn into another sleeping space and indoor/outdoor rec room.

I download those into Geo Batchcode so I can plan an efficient route to check out those properties, and of course I take note of any others of interest that I see along the way.  

I'm looking at Class B properties in up-and-coming neighborhoods and plan to self-manage once I relocate.  

It’s an interesting opportunity if it aligns with your overall plans.

Consider all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

Also are you planning to hold the lot?

How do you plan to finance the ADU?