I've never met anyone personally who had any dire problems with out-of-state investing.

Rehab would be high enough quality that no cap x would be needed for years, and I would only buy in good areas, close to town center in communities that had dire need of this type of low income housing.

@MarieChele Porter If the tenant was in dire need of a place to live then they shouldn't have signed a contract saying they would wait the 30 days to be vetted by the HOA. 

I feel that if there was a dire need for me to respond to my out of state property i would be able to make the trip out there. 

Failure to take care of the property leads to dire consequences with their commanding officer.Additional benefits are that in most cases they're looking for multi-year lease terms.

This law firm sends a letter to the purchaser of that tract, who paid $3400 for it at auction, threatening dire consequences if they don't sell it back to the county for $3400.  

However, it is in dire need of expansion and upgrades to accommodate our growing families.

The only catch would be narrowing my search to property not in dire need of repairs, but with rehab costs on the lower end.

Those two things alone may make the difference between something sitting on the kitchen table for later and something going strait into recycling.4) Figure out whether someone else has already been saturating the area with direct mail solicitations.

I'm in dire need of some help.