@Arun Dharan    There are countless threads here on BP that talk about investing out of state.

There are countless threads on the due-on-sale clause on the forums.

Knowing local flood plains, city ordinances, future developments, market patterns, and countless other things is a mass amount of information to expect someone to research and digest when looking for property.Even with investors, the demographic that you claim is most likely to not need an agent, still want one typically on the buy side. 

If you do a quick search you'll find countless threads identical to this with lots of advice/opinions.Also in the future you should never state on a public forum that you have $150k cash sitting around.

and what is your end game, rent, occupy, or flip?

I spent countless hours on the phone with them, explaining paperwork, the process, and coordinating their relocation here with them. 

Like countless people I've seen here at BP, I am tired of sitting on the sidelines and ready to TAKE ACTION.

The name if the game when flipping a property, as you'd see on any of the countless real estate shows on TV, and many of the deals talked about on these forums.

That doesn't mean you have to run countless comps, and scenarios for people for free.

From months and months of reading every book I could find and spending countless hours lurking here on BP, I'm definitely leaning towards long term buy and hold properties.