I’m looking to team up with two friends who are eager to move out of their parents’ homes.

San Diego and the surrounding areas are VERY ADU friendly so there are properties with options to add one in the back that are really starting to pop there and could be an alternative option.Take it slow.

Becoming good friends with buyers' agents and local investors.

She is an incredible investor friendly agent down there that knows her stuff better than most. 

Purchase price: $137,500 Cash invested: $1,500 Sale price: $155,000 Helped a friend stop a foreclosure on her Mother's home and recoup some of the money that was stolen from her.

Building your core-4 will also be fundamental to investing out-of-state, I'd recommend reading this article by David Greene: https://www.biggerpockets.com/blog/core-four-real-estate-tea...The Midwest markets present some good opportunities for investors with cheaper price points, lower taxes and a lot of them being landlord-friendly as well.

For both short- and mid-term investors, the market's diversity and relatively lower entry costs make it an attractive option.FYI - Philadelphia has a tenant-friendly legal environment, which can present certain challenges for landlords

Some are very investor friendly. 

If you are interested add me as a friend on here and we can connect.

These are some options that I am considering. 1) Getting an LLC and a Joint Venture agreement to partner with a long time friend of mine but somehow separate our business from our individual marriages?