Majority of my clientele are out of state investors.

Too many newbies seem to think they can blindly follow "old" advice in today's real estate market and be successful.Many, basically get taken advantage of by those in the industry that have an incentive to keep newbies blind to new realties, just to keep their good times rolling.What many newbies have figured out is that they can't make the numbers work on rental purchases in their states - like California, Arizona, New York, New Jersey, Washington, etc.What they have NOT figured out is that if they go to cheaper markets, they aren't being shown Class A rentals to buy.

Verifying last 2 years of rental history and income extremely important to find the “best of the worst”.Make sure you understand the Class of properties you are looking at and the corresponding results to expect.The City of Detroit has 183 Neighborhoods we’ve analyzed.DM us if you’d like to discuss this logical approach in greater detail!

I am from California, but lived in Peachtree City, Georgia last year (renting), and currently live in Germany as an Au Pair.

We are out of state but would be open to working with someone local if they can offer favorable terms.2) Any local realtors you have worked with and been happy with?

-- sort of depends where you live and if you want to invest out of state / have the ability to manage a team remotely, the best out of state investors are very active in managing their teams.

lastly I think the sellers in these areas are far more sophisticated than inner city rust belt property owners about values..

This initial conversation before the owner has a property can be very educational especially if the owner is out of state or has never been to our city.

Quote from @Elam Fisher Jr: Anyone have experience with mid term rentals in Baltimore city?  

The key is to pick the right out of state market.