I work with many military and out-of-country investors to create a portfolio with turn-key single-family homes and manage on the back end, making it hands-free for the investor. 

What I was getting at is that even investing "out of state", let alone out of the country, is more difficult when you don't have any personal connections and even more difficult with your first property.

.* logistics of maintaining out-of-state property and tenants* having time to research enough about this while moving across the country to be confident in your decisions and planning* having time to research other opportunities, what could be done with the money if you soldReason I bring up the emotional stuff because yeah property is a hassle, but there may be another vision that lets you get everything or most of what you want, with a little bit less hassle, or hassle in a way that bothers you less.

I'm just buying my time and making some connections while I build my credit history again - worst part about moving country haha!

As a side note the "Median" rents for the whole country are on a HUD website and is updated every year to the new rent levels, so you can see how your rents compare to the HUD Median rents. 

I was a flipper in 2001 and did really well until I fell in love with this big country property on a river up north.

. - Many areas around the country allow for ADU Construction - house-hackers enjoy similar benefits to remodeling projects by being naturally on-site for ADU construction. 

Rents go up and mortgage stays the same aka they cash flow more and more the longer you hold even with a mortgage.The above statement doesn't hold nearly as much water when you consider taxes and insurance in many parts of the country.

Posting this duplex that I found here in the heart of Eastern Michigan, I've been frequently trying to run numbers on duplexes and investment property listings as an up and coming agent and investor to try and gain whether a deal is good or bad.

This is a common theme across the country with many municipalities enacting similar restrictions including where I am located in Philadelphia.