Have you considered Turn Key properties? 

Keep at it because the way you talk and your analysis preference + being good with people is the key to what you want to do.

If they fail to comply, you may need to involve legal counsel or contact your state’s real estate commission.Hire a Reliable Manager: Finding a professional, responsive property manager is key.

I really do think these turn keys are a great option, especially for out of state investors. 

Price-to-rent ratios are solid, and there’s still room for appreciation in the right areas.The key is understanding the nuances of the city—it’s not a market where you can just buy blind and expect good results.

There's a key word and a phrase that makes it 100% a scam.

"reinvesting the full proceeds without financing or using leverage to enhance returns is key"So I cannot use it as a down payment for buying a place with financing?

Clear communication on expectations is key—I'd definitely push them to split that $250 cost at the very least! 

The key is getting (I mean the most important part) a good agent or boots on the ground. 

I definitely would pay attention to key macroeconomic stats such as population growth, job growth, and where companies are moving/developing.