Getting a rental license as an out-of-state investor is doable, but you’ll need to manage inspections and compliance.

. $215k is the offer that is falling through.It's not something we could self manage.

and am eager to connect with experienced investors to gain practical insights.What I’m Looking For:Advice on identifying cash-flowing properties and understanding market trends in Lynchburg or similar areas.Recommendations for a local real estate agent or property manager with experience working with investors.Insights on how to balance active and passive investing as I grow my portfolio.I’m grateful to be part of such an inspiring and knowledgeable community.

Quote from @James Bing: @Brandon Greenplate Do you manage your STRs in Hilton Head?

Their pro formas felt optimistic with providing 6% annual appreciation and property management that is only about 6% of rent so I take it with a grain of salt (they offer their own property management services but it has terrible reviews on Yelp so I would probably go with someone else). 

From there you can start to identify what you are looking for.Where do you land on the follow spectrums:Cash flow and AppreciationLong term or Short term needs (waiting for growth vs get out of my W2 now)Long term rentals, Mid term rentals, Short term rentalsBuying close to home or coast to coastSelf manage or hire a PMIf you can narrow in on those, you essentially have your buy box. 

There isn't much I can add here except for the local expertise of the Boise area and our sister company property management team get these inquires often from tenants - so we have seen many ways how not to inquire about it and a few good ways haha.

The current one lasted 8 years and needs to be replaced (as per what our property manager is saying)I heard front loaders could leak, so I typically only do top loaders for rentals.

As a property manager, I also require landlords place me on their policy as "additional insured" and it extends some protections over to me.

That's where good people live, and good people make good tenants.But before you put money down on a house, I would find a quality property manager.