I have a couple of buyers that will purchase without due diligence.  

Any amount you purchase less than you sell, or any amount of cash you take out is considered to be profit. 

Or buy something that needs some love and some hard money lenders will fund up to 90-100% of the purchase and rehab.

Purchase price: $255,000 Cash invested: $51,000 Second property, bought soon after the first multi-family.

You can also do up to 85% LTV on a purchase. 

There are no restrictions preventing out-of-state investors from purchasing rental properties in Texas—these investors enjoy the same opportunities as Texas residents.Additionally, the financing restrictions you mentioned don’t align with reality.

Quote from @Laurens Van swol: We are exploring the possibility of purchasing an investment property in Florida.

So I found and purchased 3 undervalued properties from wholesalers and we are just finishing up the 3rd one.

Purchase price: $230,000 Cash invested: $200,000Two homes on half an acre.

It may be a little scary but if you go higher on your purchase price, 400k and up.