It sounds like you’ve navigated some serious challenges while staying committed to your long-term investment goals, which is a testament to your resilience.The current market definitely presents challenges, but it also holds opportunities—especially for investors who take a strategic, long-term approach.

There’s so much to learn here, and I’m sure you’ll find it incredibly helpful. 

@Robert RixerHere’s my back of napkin approach to easily sort thru MF deals. 

Germain Act and using a trust for subject-to approaches that may work for this kind of transfer, but I’m not sure it totally applies to my situation.

He's doing the "student army" approach to get deal flow (across the nation) just as many other educators are. 

While it’s possible the machines could keep on chugging for years to come, I always like to take the conservative approach.

I imagine it can be tricky without face-to-face interaction, but it sounds like you’ve got a solid approach.

Start to evaluate deals based on the income approach and you'll do much better long term investing. 

Once you know the "basics', you can then invest OOS more successfully.If you can't afford to invest in your home area, how will you grow your knowledge of an OOS if you take a shotgun approach to where you buy?

This is a thoughtful and intriguing opportunity, and it’s great to see you approaching it with an ethical mindset.