And, yes, there are years of data points to validate that just within my office, tens of thousands of dollars of wasted appraisal and inspection fees for deals (mostly not mine, thankfully) that had 0.00% of going anywhere but the "Loan Application Declined" bin. 

I have not invested with them but have known Kevin for years and have seen them work hard on many deals.

If you can get in before a property hits the market, you can often negotiate a great win-win deal for everyone. 

Its hard to find deals unless you are connected, advertise a lot, cold call a lot, knock a lot, and/or work very hard at it. 

Sounds like you're on the right track for areas to find deals.

Looking for 1% deals will be cutting things close. 

They try to source deal flow, and raise the capital for the deals.

To invest out of state successfully, focus on building a strong local team (agent, PM, contractors), automating deal analysis, and using contingencies to protect yourself.

I've seen many investors get burned because they failed to understand their hard money loan terms/rates, even if they did acquire what should have been a home run deal. 

I also agree that Akron is a viable area as well, but Im still finding the best deals in and around Cleveland.