That said, there are pitfalls here the same as college, not all books are equal just like no all college is equal. 

An agent selling to homeowners doesn’t speak your language, and also won’t be able to spot potential pitfalls.

Definitely a pitfall to watch out for!

Now I’m not saying Detroit doesn’t have its own separate set of pitfalls as do many cities and some can even be devastating to a novice or even an experienced investor but with a large and awesome boots on the ground team or army the city becomes your oyster.

It helps to actually enjoy running all the maths and seeing potential gains and pitfalls.

Investing out of state brings a bunch of "noise" and it's hard to decipher where and who to invest with, so it's paramount you perform your due diligence and educate yourself on the potential pitfalls.

These investors who have a lot of properties, large bank accounts, and can live a life of luxury did not get there without pitfalls.

At this point I know the concepts behind to house hack, fix and flip, arbitrage Airbnb, BRRR, etc, etc, etc but do not actually KNOW how to do any of them in detail to the point that I feel I could take the process from A to Z without pitfalls and mistakes.

There have been some common pitfalls on the deals that didn't work out and some common features on the deals that did.

None of us here in this forum have tried them so we can't really offer advice or any pitfalls in the process because none of us have gone through it.