-therefore, there won't be any net 'cash flow to cover rent' for years.to be clear, i say this not to say "don't invest out of state." investing out of state is fine. 

As an fyi Cleveland is a tough nut to crack for out of state investors.

Might be different according to each state but I've heard wholesalers putting cloud on title when sellers try to switch around.

You will start getting pitched on courses for out of state investors when David Greene's book has a great rundown.Like they said above, go in-person, meet people there.

I'll post updates here in case anyone wants to follow along.We syndicated in the states to fundraise enough for architectural renders, entitlement, legal, and to pay off the land. 1/4 of total funds required have been deposited in our bank account.Convinced a world-class architect to do luxury design for us.

Double closings are no longer allowed in the state of NJ so I've been told by one or two title companies that operate and do a lot of transactions in Northern New Jersey.

Quote from @Marc Shin: @Andrew Steffens do i tell the neighbors that I live out of state? 

"What is your take on the current state of the multifamily market?"

I wonder if your borrower’s lawyer explained that if they move their LLC, they must still register as a foreign entity in the state where the property is located to defend against any actions you might bring.

I recommend quoting your state law for right of entry, or something very close to it.I say we will inspect, but I don't give a timeline or frequency.