I would pick a market area you like and start doing a bunch of deep dive deal analysis, but from a rental and not a life style standpoint.  

The success rate will hinge largely on location, type of property, and cost of property.

The paint is never going to be perfect and its far easier to pick up on imperfections in a vacant house.

A good friend of mine recently managed to pick up a modest duplex outside Phoenix that looked risky at first glance.. low rents, older neighborhood.. but with a few smart upgrades, it became a steady earner in under a year.You mentioned your worries about remote investing and the challenges of managing properties from afar.

The key is to pick a lane—focus on improving as an investor, finding great deals, and letting a solid property manager handle the operations.

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

Things will pick back up again in January.

You picked a good week to meet other investors: the RPA is hosting their annual RPA-CON Friday and Saturday in Milwaukee.

After we gave him additional time to come up with the money (a mistake I know), he said he COULD pay, but that it would only be in cash (not in the lease) and we would have to come pick it up.  

If you do pick a market with heavy single-family or mobile home segments, keep your eyes peeled for local property management teams who actually cater to that niche.