I feel that having local knowledge of an area can provide you with better chances for a successful real estate investment than a low purchase price in a distant market.You mention that you are looking to partner on a deal. 

There is a small chance that student debt will be forgiven in the not too distant future.

Changed my mobile home park to a LLC, would like info on best way to word a letter to tenants that now the park is owned by the LLC and I’m just a manager to distant myself from tenants

We are still not comfortable investing in distant market we don't know.

I'm on the front line, the other guy was a distant spectator. 

"are you local or have you done distant investing?"

As the high end home values rise, it will pull up the value of all RE.So it is my belief that there will be a new all time peak in the not too distant future.https://www.businessinsider.com/san-francisco-bay-area-housing-millionaires-tech-startups-pinterest-uber-ipo-2019-3 (sorry business insider requires disabling add blockers)https://www.dailymail.co.uk/news/article-6790069/Experts-predict-10-000-new-millionaires-San-Francisco-Uber-Lyft-public.htmlGood luck

Why wait for something that may or may not happen in the near or distant future, before you buy, buy, buy?

Talking to tenants will give you valuable information about the neighborhood and social issues, but it is important that you understand your role and position when you speak with tenants, and not be concerned if they welcome you or not (most likly they will be distant and sceptical).

The debt service ratio holding me back is definitely something I think about for the distant future. most of the books I have read are rather vague.