It is located in an area that attracts college students/employees, working class families, and military families.

Great price in a great location - huh?   

The home is in a great location in Big Bear Lake, CA close to the Village and Ski Slopes.I have an array of emotions being scared of failung and excited all at the same time.

As others said out of state can be more challenging based on location but local or out of state both can be done. 

I'm not sure exactly where you're located, but according to HUD, the fair market rent for a 3-bedroom in St.

Personally I like the Section 8 program when the property is located in a super poor area with a ton of blight and crime.

Seeing as they are $45-80k properties, we know they are not in good locations which means you should pad your budget more and expect expenses to be higher than normal. 

We source from suppliers that get them directly from the ships - these are normally near port cities (ours is located in Houston, TX).

I believe it's due to the limited number of agents and investors from that location on this site.

@Amir PortalRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?