For me they've been a great source of ideas, resources, energy, and comradery.

What was your financing source? 

If you live there you probably have a good handle on the subtle market dynamics.One significant risk of buying any property out of state is that you have a lot less knowledge and first hand experience with all the nuances of that specific market.

i'm expanding my buy and hold strategy now to get my foot wet on trying rehab, and would like to work with reliable wholesalers who can provide the source. 

Quote from @Austin Wolff: Hey Kegan, I published on article on BiggerPockets specifically to answer this question for people like you (and selfishly for myself):The 10 Best Markets for Your First House HackNone of the states you mentioned are on this list, however.

ALSO, I have not had to do an eviction following a partial payment agreement (so I don't know exactly how that would pan out in our courts), all of my tenants have so far completed their payment agreements as signed.Multifamily Northwest has forms for these types of things available via the Rental Forms Center at https://rentalformscenter.com/ Their forms are typically well reviewed by local attorneys; as you'll note, on the Partial Rent Payment Receipt there is verbiage specifically about if the landlord has/has not served a termination notice and reserving the landlords right to eviction if the agreement is not completed. 

@Brandon Shapiro what specifically do people say about these groups?

Are there specific reasons you don't want to rent them out (e.g. bad previous experience with a tenant)? 

The skill comes in sourcing deals that arent only on the MLS.

We've even purchased, rehabbed and then sold properties to specific investors before.