If you do choose to invest out of state, the best advice I could give you based on what I have observed running a local real estate group here for over a decade is build your own team.

To remedy this for next time I am in the process of creating a design board that can be used as a base for future flips.

Do you have a specific revenue target in mind for hiring, or are you basing it more on workload?  

At some point you may need to consider the following:- The website that's monetized based on clicks and advertising and page impressions says this is a super easy thing and everyone should do it.

Please no politics here, just looking for guidance on what may happen based on your insights so I can manage my bsusiness. 

We've never used percentage-based criteria, like the 70% Rule, for purchases.

Based on what you’ve shared, I think you could go with Rooms to Go without an issue.

Always had to jump through hoops but always had it based on the property / asset

Based on your goals, I’d recommend looking into Memphis, Little Rock, and Oklahoma, as well as Houston, DFW, and San Antonio.Memphis, Little Rock, and Oklahoma offer affordable entry points, strong rental demand, and slow, steady appreciation.

Are there any other areas I should consider based on my budget and purpose?