I do know that there is more supply in parts of DC and Maryland- which has its disadvantages as well.

Ontario Canada is the supreme nanny state determined to protect every possible potentially disadvantage individual real or imagined.I can not believe that in NJ smart landlords can not operate around the system.

You are always going to be at a disadvantage to full time agents.

Investing out of state puts you at an instant disadvantage as you're forced to use a manager for a 8-10% expense that local investors may or may not have to pay if you DIY.   

Hi KC,There are some advantages and disadvantages to out of state rentals.

So boys and girls who have chosen to jump and live 3 states out will quickly be at a disadvantage when the big boss wants to hold on site brainstorming sessions.   

@Tasha BarnesThe fact is that investing in out of state real estate has its advantages as well as disadvantages.

You said that you want to something that is not time intensive...as others have mentioned, the least time intensive option would probably be investing in some type of fund...though, that strategy has some disadvantages...as you probably know, the easiest strategy is rarely going to provide the best returns.If your goal is to actually own real estate, then the least time-intensive way (and probably the best way to start as a beginner) is to house hack.

Having said this, Baltimore is certainly a city with it's disadvantages just like any city.

Mortgage is only $1400 with 4% rate, inflation is 3%Fast forward to 2023, same house is $1 mil ; principal paid is about $150-$80k, remaning mortgage is $120-$140k with 40-55% LTV.When I paid $1400 in 2023, it is not inflation adjusted, if it's inflation adjusted, I shall pay $2,000 instead.In US of A , with current mortgage process, the advantage is with the borrower, the disadvantage is with lender (precisely reason why BAC/SVB is falling because they are the holder of our notes).Now the following is still true in US of A:1. home price is still rising albeit slowing down2. fixed mortgage rate is still available and sometimes we could get the rate BELOW inflation rate3. actual Fed real rate compare to inflation is still zero.Now when people do leverage in mortgage, after 8-10 years, you could pay off one of the property, with the equity from other house.With cash you can't do that.