I ended up purchasing @David Greene book on how to invest out of state. 

Just saying they have depression , anxiety , or suffered a traumatic event in their past is enough to give Fido the green light .

You may have confidence because the lead GP has thousands of units but in reality it's their new acquisitions manager who is green/fresh out of school, has very little experience, who is actually "running" the deal you're investing in.

I'm in Green Cove Springs.

I was looking for a market that Appreciates and Provides cash flow every month..I highly recommend reading David Greenes book in investing OOS, I read it after I started investing but it had great tips.

Draw a 1 mile radius circle around each Starbucks in Green.

Builders build feverishly when they see a green light, but can't stop building when it turns yellow, and they still bring inventory on-line when the light is red.

Property is in Green Lake, WI)

I am reading David Greene's book on long-distance real estate investing, and he talks about buying properties in distress and rehabbing them-- "Finding the deal" as many would say.

Thirdly, I would recommend reading David Greene's book on long distance investing before you invest long-distance!