In these soon to be licensed cities, having that license will now be a scarcity attraction. 

In some cases, you may start cash flowing right away, while in others, it might take some time to stabilize the property and attract reliable tenants.

I have proceeds from a stock sale that I'm considering using if I find an attractive opportunity in an OZ. 

Many OOS investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

For my price range and guests we attract sports provided by me is a must. 

If you are wanting to learn more about business and how to get things generally setup look at traction by gino wickman, vivid vision by cameron harold, and story brand by donald miller. 

I had started by focusing on areas in the West End (Short Pump, Tuckahoe Village, Wyndham, Innsbrook & Glen Allen etc) looking for properties in good school districts where I could focus on attracting young families, looking for good school districts that did not have the down payment to buy in to the neighborhoods. 

Usually, those "super cheap" properties become money pits, especially if you don't spend the money to fix them up correctly or if they're just in a bad neighborhood that will attract tenants that thrash the place.

Building genuine relationships and offering valuable insights will help you stand out and attract investors to your business.

These events often attract a diverse group of industry professionals, providing a platform for networking.Explore social media platforms, especially those focused on real estate.