I'm in New York but the prices (at least downstate) are much too high for me to make my first deal so looking more upstate and out of state. 

Fees should be clearly stated in writing, easy to understand, and justifiable.

Greetings from the state just north of you!

What areas of the states are you looking in?

Because intrastate (single state) offerings must still comply with that state’s securities laws, and because with the internet its difficult for offerings of any size to be limited to investors residing in a single state, the exemption for private placements is the exemption from registration most often used. 

I use Steadily in FL - feel free to shoot me a DM and I will link you with my contacts there that handle all 50 states. 

In state or out of state?

It's a shame when I see the mark up or what out of state investors are paying for these 'turnkey' properties. 

The least states:"Tenant shall pay a "late charge" not in excess of five (5%) percent of the amount in arrears for each month the arrears remain unpaid if any Rent is paid more than ten (10) days after the due date thereof, to cover the extra expense involved in handling delinquent payments.

Many of my properties are in PA and other northern states.