My son currently lives in the townhouse b/c he is going to school and works in the area.Since he is young and starting out in life, I would like for him to only cover the basic costs (taxes, HOA, utilities) just enough for me to break even (I believe that will put him slightly little lower than market rent rates). 

M1 Finance is supposed to be coming out with high yield at at least 4.50% APY next month.  

Hey Daniel, I got a good title company that pretty much only deals with investors and they have been doing a great job and always available to answer the phone and help out! 

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Over lunch, I asked him how he stands out in such a crowded field.

Hello,I'm a new out of state investor.

Welcome Ama,I know it will all work out for you.

I've been buying SFH's out of state all cash as long term hold rentals.  

VERY unlikely unless you either source an off-market property yourself or you find a unicorn deal (our last semi-BRRRR was a B-neighborhood property we sourced from an out of town wholesaler in late 2023, but couldn't get all our capital back out on refi).  

I have yet to do a 1031 exchange or a cost segregation study (I'd like to see how this plays out long term when selling or doing a 1031 exchange into a different property) or expense business travel/mastermind/classes.