I just started my direct mail campaign and it took a whole Sunday (3:30-9PM) to do 200 letters and this was about as automatic as the average Joe could get:Printed Yellow letters using Officejet printer (Paper from Amazon)Printed envelopes using the same printer (Envelopes from Dollar Store)Bought 400 forever stamps from the Post Office to create the "genuine" effectStill, folding and stuffing papers was an extremely underestimated variable.

I am looking for insight on whether out of state investing is a good strategy for a first-time investor and/or a fit for me and my situation.

Your best bet if you want to wholesale (I don't know why anyone would) is to find a high volume local wholesaler and work for them for a while before going out on your own.Hello Jonathan,I appreciate your perspective, and I wanted to share more about my situation.

Hi Glenn, Typically hard money lenders depending on their situation and if they do it as a business treat the income as interest income or business income.

Want to store and spend $50,000-$100,000-$1,000,000 in cash every month. 

It’s a complex situation that requires careful consideration.  

But I would add this: the right tenants are most definitely worth holding out for.In the LTR game, good tenants, in any long-term rental situation, almost always understand that they ARE good tenants.

There is no best lender, only the best lender for your situation!

Donate the Property: Donating the property to a qualified charitable organization can provide you with a charitable deduction equal to the property’s fair market value and eliminate capital gains taxes.Implementing these strategies requires careful planning and consideration of your specific financial situation.

I generally know what that means but I don't know if there are any potential cons with this situation.