Instead you will cash flow right out of the gate and appreciation is faster in those states with TLC properties or adding things like an ADU, or Carriage home on a bigger lot.Most of my investors that live in CA purchase in those states listed above and in most cases its easy to introduce them to local Seasoned realtors Contractors, Handy Men/Women that can help them save money and feel secure about the distance from home to REI.

Maybe talk with some realtors who have people who cannot get a loan because they are self employed, but have plenty of down payment.

Would love to connect and be a resource to you anyway that I can - I'm a realtor, and investor in the area and have some tips & tricks you can implement into your business and see if it helps! 

Also, any referrals to realtors who specialize in this sort of strategy would be appreciated.

Realtors hate seeing cogo on any property dealsCry harder!  

You could also check what Realtors in your market are preferred agents here on BP- they should have at least a little experience with investing and a network built up. 

The only time we will not make an offer site unseen is if we run into a situation where an owner or a realtor won't accept site unseen offers. 

A lead magnet is a powerful way to capture their attention.Examples of Lead Magnets:“Free Guide: 5 Ways to Sell Your Home Fast Without a Realtor.”

I'd ask some realtors you know in the area and see if any realtors do mid term rentals.

Has almost no management headaches and my only cost for the tenant was a $1500 fee to a Realtor.