In a last ditch effort I sold my personal home and made about $200k from the equity. 

Make YT channel for rental listings, upload, put in some effort to do it right and add details, links etc, and than post a link to it in your listing.

Any rational landlord will double or triple their screening efforts because nobody wants to accidentally put a deadbeat in their property. 

Leverage magnifies return. 3) The effort involved in adding an ADU is comparable or larger than a rehab associated with a BRRRR.

I had no money to put down on any properties, so I learned (a lot) and put in a lot of hard work and effort to get some properties under contract.Initially, I had no clue what I was doing, but I had the help of some people (and I appreciated that)I made mistakes that cost me around $30k (lost a deal due to my ignorance regarding title and escrow)The good news with wholesaling is that it doesn't take a lot of capital upfront, and you can start talking to sellers and learn about the industry in general.The other good news is that you can without a doubt generate revenue quickly if you do things correctly (having a good TC / title / escrow connection that keeps deals moving on the backend)That said, there are a few points that I've come to live by:1.

It seemed like there was no real effort or attention to detail.

The amount of work and effort to get this accomplished and what it really saves you is not what you think it will be.

Ugly ducklings can be the best investments if you're willing to put in the effort.

As I've witnessed, rebranding can make a significant difference in the success of a property, even if the physical appearance remains the same.By charging appropriate fees, exploring additional income sources, and undertaking property rebranding efforts, real estate investors can unlock the full potential of their investments.

While it is possible and can be profitable to invest in small properties out of state, I don't think it's worth your time and effort.