I like to look for locations that are good, and that I’d feel safe and comfortable living in if I was a single woman with a couple of kids.

There's a few other exceptions such as a tax lawyer, but I find that a lot of folks find comfort in just having me respond to any notices that they might get.

My gut feelings is that AI will bring significant change to real estate as it will to all aspects of our lives.  

Quote from @Michael Challenger: I have no qualms with hard money lending, but I need to learn more about the process and structure to these for typical deals so that I am more comfortable and in a position to reduce my personal risk and risk to investors as much as possible.

Off market deals usually have nonrefundable deposits and a clunkier process that isn't as suited for out of state people until they have good contacts in the area to evaluate the property (mostly contractors that feel comfortable evaluating projects for you).

And I feel the ideal portfolio can benefit from the diversification of both.I feel directly owned properties are great because they give me maximum control and the ability to tweak them exactly how I want.

network with local agents to see where they took theres. but not much to it but go with who you feel comfortable with.

Just make sure you guys are comfortable with the area before pulling the trigger.

I have around 20-30k that I can let go of semi-comfortably and that can be enough in the small market.

Feel free to ask anything, anytime.