Thank you all for your sound advice @Sam Erickson @Michael Kopay @Jenkins Ramon @Dave Carpenter.

@Jonna Weber - thanks for the kind words@Sam Valme - NOVA definitely makes you my neighbor.

@Sam LisickiWelcome to Biggerpockets.

@Sam Valme The restrictions are you talking about are internal overlays/restrictions of the lenders you have approached/worked with.

@Sam Smith The negative opinions of investing out of state are probably from people who didn't do their homework thoroughly enough and unfortunately partnered with the wrong people.  

@Sam Valme, in VA you're required to be (or work under the supervision of) a licensed broker to manage property for others.  

hey Sam it sounds like you're family has some real education.

Good luck and much success,Sam Harris.

Originally posted by @Sam Ball:@Joe Villeneuve  could you name a few of those areas and also what type and size homes are you using to get $450 cash flow after exspenses?

@Sam ValmeWe prefer that the owners do not use a Home Warranty Company to make repairs at their rental property.There is a HUGE problem in the home warranty industry and the public is becoming savvy to it.Try searching Google with the name of your favorite home warranty company and the word `complaints' or `fraud'.