A landlord friendly state won't save you from a bad deal.Not trying to be discouraging, just realistic. 

One of my grips is that Pace is  getting groupies all excited and is making a method that could be used Respectfully in the right situation look bad for promoting it heavily among noobs.  

I have heard both the good and the bad sides of investing out of state and so I am curious to know what other's experience has been? 

Wholesaling is risky, because there are a ton of bad players out there, and so most brokerages don't even allow it because there is so much risk, and the principle broker is risking their livelyhood. 

But Germany's spa and recreation areas like Bad Kreuznach offer tremendous opportunities for excellent and above average returns in the health and wellbeing vacation sector. 

FHA gets a bad rap because sellers and many agents think it's only for people who don't have the money so if I had 20 percent, but wanted to use FHA, I would present a proof of funds with my offer showing I have more money, but am using the FHA as a financial option so I can get an investment property as well somewhere else.

And lets say you then rehab it only to find out there is bad title and you make a title claim.. if there is no loan on it your only going to get 50k from title insurance and you will lose the 50k you paid for the assignment and any money you put into rehab. 

If they are all bad the city is doomed. 

I would say if you do jump in without physically going to the area...you should definitely buy in a nicer neighborhood (I hear too many stories with new investors getting burned investing in bad neighborhoods). 

Of course, if I was a bad boy, just let me know what I got up to that caused the issue.