I strongly recommend getting involved with your local REI meetup groups so you can work out your pitch with help from other landlords.I hope this doesn't come off the wrong way without tone or facial expressions behind it. 

There are many local real estate investor groups or associations.

Here are additional comments:1) Buying out of state removes any local knowledge you have from assisting in your success, including knowing areas, people and costs. - We always recommend buying your first rental locally if possible and DIY managing to learn as much as possible before investing OOS.2) Lots of crooks and incompetents in the PMC world:( They both cost you money.- As already stated, you'll have a small portfolio.

Network with your local market experts and see how people are making $.

If you can invest locally, I'd recommend doing that before investing out of state.

As for finding a contractor, asking local investors for recommendations is a great start.

Is there anyone in your local market you could take out to lunch who does flips?

Real estate is so localized that most federal based policy changes don't have massive influence.I can see him (semi-)privatizing Freddie/Fannie.

.- Military Presence: With U.S. military bases across Germany, local banks are accustomed to assisting service members with financing.How to Qualify1.

Quote from @Victor Patel: I recently invested $60K with a local hard money lender who has been established in the area for decades.