It’s a more niche option, but it can work if you find the right seller.Out-of-State Investments: I know it can be frustrating trying to find deals in pricier markets, but investing out of state might be worth considering—especially since you’re already managing a property remotely.

I prefer to use Google.

Thanks Check out this article on BP published on this exact topic - the "5-10 Unit Multifamily Niche" has some very specific financing options - including, the Multifamily "DSCR Loans" that @Brian Cauldwell mentioned - these look like SFR loans (no tax returns, 30-year fixed, Rent/PITIA to calc DSCR etc.) but are for slightly bigger propertieshttps://www.biggerpockets.com/blog/multifamily-dscr-loans

I would prefer to synch up and build a relationship with a broker/agency.

Just would prefer to keep them month to month unless it’s going to be a issue.

To be honest my knowledge of real estate investing is limited to that little niche I made for myself in Mississippi.

I applaud your detailed knowledge of Mexico and  was just expressing my preferences too.  

I'd be able to make a couple of hundred a month that way, but I lose a lot of tax benefits.My preference is a lease option, but I'm struggling to price this out.

I want the lawn back in the shape it was when the tenant moved in 2 years ago - so I would prefer to take the money out of his deposit, in order to have it professionally done. 

I'm still in the niche as I think there will always be a market for affordable housing.