Many lenders offer flexible financing terms up to 85% in some instances for investment property transactions. 

Update - Kris Thomas has now really crossed lines here.

Many agents have reduced transaction volume and need to supplement income and they decide that property management is the next step.

A good team for out of state investing consist of a local lender, Property Manager, contractor and a good agent to coordinate with everyone to secure your transaction.

Examine Transactions: Gain expertise in evaluating real estate transactions.

This means that the buyer's broker’s commission is usually taken care of as part of the overall transaction, similar to the standard practice mentioned above.Broker’s Agreement: The buyer's agent will typically negotiate this arrangement upfront, ensuring that the seller covers the commission from the sale proceeds.

Similarly, make sure all of these transaction participants maintain adequate insurance and list you, the property owner and any intermediary as additional insured.If you rely on an intermediary relationship (most commonly a General Contractor or Property Manager), understand the authority granted in any agreement you execute to act on your behalf.Review the indemnification provisions in any service agreement ensuring the standard of care will not preclude insurance coverage and the provision is equitable.To recap, it’s not necessary to form a land trust, separate management LLC’s or form entities in specific states believing you will hide in the cloaks of secrecy.

In contrast to our neighbors north, south and east of the border valuations are still reasonable and returns rationale.

@Elvin William I think you will find that very little will change and the Seller will still pay the commission for both agents in the vast majority of transactions.

This type of contingency is known as a "lease-up contingency" and is sometimes used in commercial real estate transactions.