However I have done them in multiple States including Pennsylvania and South Carolina, and what I can say is that it is a tool in your tool belt. when you come across a deal that makes sense to make this type of offer you can do it. the laws in your state make it difficult for you to do these types of deals I suggest either don't do them or pick a virtual market in which you can do these types of deals.

Nice city to live in, although virtually no businesses right now.  

San Diego has historically out performed virtually all other markets.

Buy or start a business, that is literally a cash flow machine and then feed that cash into real estate.

Offer to sit open houses for agents (you can do this through your state Workplace group), attend eXp’s virtual and live training & networking events and of course work with your Mentor who should be able to best guide you.  

To tap into discussions re other CRMs, search here on "CRM",  "Freedomsoft", "deal machine",  "property list manager", "investor fuse" , I would do these same searches on youtube!!!!!   

Deal machine has free contact data and I have had decent results.

My "location" will be a virtual mailbox (which will work), but the rent would be challenging to verify on any application. 

Using property management software and virtual tours can also help you manage your investments effectively from afar.

New homes are going to have virtually no repair, maintenance, or capex needs for the first five or so years, so you’ll be able to forecast your operating expenses and cash flow with a bit more certainty from the outset.Older properties, however, are generally more affordable than a new home of comparable size and build quality, so if you’re after a good deal, you’ll likely have more luck here—especially if you’re willing to look beyond the MLS for deals.