However, it's a deal in a different state and during the Facetime showing, I could tell the tenants were gross and makes me think they don't care about taking care of the place or their living conditions.

If you keep the property in your name, but allow her to live in the property, I wouldn't charge her any rent. 

I’ve been starting my research by seeing what is being bought and what is on the market, and live nearby so would like to check out neighborhoods, but am wondering which neighborhoods I should invest in?

Quote from @Ryan Moyer: Quote from @Nick Velez: Hey Anthony,I have a few STR's in Gainesville and have lived here for about 7 years now and know several people with STR's as well.

Here, there are lives at stake.

I have a client that lives in Hawaii but owns a property in DC area.

I live in New Jersey area.

If you live in Cleveland (a cash-flowing market), I wouldn't look OOS at another pretty similar market.

We want to purchase a property to begin building our rental portfolio but are unsure of the best approach.We live in Sonoma County, California, and I work in Healdsburg.

I'd highly recommend house hacking in your local market since you're in one of the highest cost of living areas in the US, especially if you're renting currently and planning on staying in the area for 5-10 years.It sounds sexy to go out and invest out of state for your first property.