You nailed it—it really is a solid business model, all designed to maximize profit (which, to be fair, I respect from a business standpoint).

However, calculate whether the investment—purchase price, legal fees, potential eviction costs, and rehab—still leaves room for a solid return.Risk vs.

.📌 Key Takeaways:Out-of-state investing can work but requires a solid local team.Use online tools like BiggerPockets, Rentometer, and Roofstock for analysis.A HELOC can help, but be mindful of risks and repayment terms.

After that, a solid PM is critical to keeping things running smoothly.

Instead of putting your whole venture at risk through a single partner, I suggest you build a team of employees and develop solid succession planning.

And I provide solid returns for my private lenders in the process.

That may change with time but short term we are focused on buying quality properties and renting long term.3 properties ago I purchased a really solid property but it was dated.  

City-Data and Census.gov are solid resources, and sites like Rentometer can give you a good sense of rental prices.After that, I narrow it down to neighborhoods with strong fundamentals—good schools, low crime, and convenient amenities.

You don't have to spend a fortune and buy a house directly on the beach to do well, but your starting price point for a viable option in this market is around $350-$450k for a solid 2-3 bedroom oceanfront condo or around $500k for a 3-4 bedroom house within walking distance of the beach. 

Your mentor’s advice about starting with a rental property is solid, and a duplex could be a great option for house hacking.