Go to local real estate investor meetups for free.

Everything has been cash so far but I have contacted several local banks and all of them have said about 1-2%+ above regular mortgage rates, 3-5y ARM with 15-25y term, and 20-30% down.

Find local specialist in your area is huge.2. close to public transportation.

Does anyone local to Memphis know what the going rate for simple repairs like that should be? 

Therefore, unless they develop a local blockchain with or without tokens that can be manipulated locally as the need arises (foreclosure, liens, and etc.).

The only way I would ever win a MF deal in DFW would be to overpay - I wouldn’t understand the sub market like the locals do.Pick one or two markets you can get to easily.

You could hire a local company to furnish the property and stage it for you.

Look up the local wholesalers in the area. 

I also met other investors who were investing OOS at a local meetup.

I'm looking to start off in areas with lower costs coming in, preferably under $100k single families but definitely under $200k.These markets are particularly appealing for novice investors, especially those from California, as they offer more affordable options compared to local alternatives.