I have no purchased local due to the extreme cash negative reflected in my underwriting (that many would consider conservative).- I have an offer going out this month not local.  

Extremely difficult to pass and I bet you didn't know that you had to get it reinspected again in three years.

Car washes are extremely profitable, too. 

Now granted this is rare to the extreme but if your the one losing out its painful.

She's one of my extreme examples, but this is a common story.

Those jurisdictions are notoriously aggressive in researching and pursuing offenders so you want to be extremely cautious.

Here is one piece that is extremely important:If you have a low credit score, you need to find out why.

I have seen this work in high priced markets like San Jose Ca.. where the property owner is a very wealthy business person with no time for rentals and the person they sublet to is close t them either friend or bizz associate and will work the property to make  the delta as the owner just does not want to mess with day to day and there is extreme trust.The other thing I have done personally is with the insurance companies ..

After literally years of looking (since 2022) I bought my first property a few months ago, so I feel extremely qualified to give advice (many people earned lots of equity during the pandemic appreciation-boom if they bought before 2022, but out-of-state investors getting started AFTER the 2022 interest rate hikes are few and far between). 

Quote from @Solomon Price: We use Streamline, and outside of the setup being extremely tedious, we haven't had any issues yet.