Once the municipal/state requirements are all set, do a thorough screening for any prospective tenants, have a solid lease ready to go, and take move-in pictures to have on record for any security deposit deductions after they move out.

This would lower your down payment requirements, lower your interest rate, lower your property taxes, and MAY make you exempt from state income tax.

Kris Hey Kris - I'm the owner of a brokerage in South Bend that specializes in working with out of state investors.

Out-of-state markets like Houston, Indianapolis, Cleveland, and Cincinnati offer better cash flow and lower entry costs.

I've found that there are a lot of out of state investors who like Tucson and this provides a quick explanation for the area.

A lot of the flyover states have cheap houses/2-4s but junky tenants and lots of cap/ex. 

I’m an out of state investor.

You can do FHA with 3.5% down- less in some states with down payment assistance, but you're better off doing a conventional at 5% down if you can swing it. 

My goals currently are to help him get to a state where he can live the life he desires.  

I got a Toyota Prius at a very low price from other states.