Industries include education (Cal State Long Beach), transportation/logistics (Port of Long Beach, Long Beach Airport), aerospace (SpaceX, Spinlaunch, Rocketlab, Virgin Orbit, Boeing, etc), auto (Mercedez Benz, Toyota), tourism. etc.

I now invest long-distance in the Southern US instead of Baltimore or DC even though obviously investing locally would be logistically easier.

There are more than the following points but here are some quick pros/cons that I believe may be factors driving demand or preventing investment.PROS- Strong jobs, specifically in tech, Boeing, logistics.- Strong rent growth/demand.- Double digit appreciation in prices (when things are good).- In addition to jobs, we attract many new residents due to access to a wide variety of recreational activities.CONS- Increasing number of new laws that favor tenants (top two most anti-landlord cities, IMO, are Seattle and Federal Way).- When recessions hit or bubbles burst, double digit drops in value (depreciated prices).- Prices are still a premium, CoC returns initially remain lower than what many average investors hope to achieve.- Heavy competition.I'd love to get a sense on investor sentiment on investing in multifamily in Washington State. 

I don't worry about those properties, whether I'm 200 or 2000 miles away.There's certainly plenty of excellent pockets throughout the country where you can have a viable STR - but the logistics are a lot easier in the "sure thing" markets, IMO.

I've never wanted to deal with the logistics of putting guest gifts together, so I never have, and it hasn't hurt me.  

I'm just not sure logistically how to approach this type of transaction because we've never brought in a partner before.

Talk to a CPA about the logistics of a 1031 exchange when you're house hacking.

I would do it as a utility buyback but do it logistically as a rent increase.

I think I'm fine legal-wise, but I'm not sure exactly what I'm supposed to do logistically.

Logistics might be a bit of a challenge early, but nothing you couldn't handle with email and partners/vendors/like minded friends who are alternating schedules.