My financial standing: Income - 130k W2 Credit Score: 690-710 (depending on when it's pulled)Debt: 330k VA Loan on primary residence, Car Loan $11k and no credit card or student loan debtCash: 30k Children/dependents: NoneI'm looking to be an out of state investor as my local market (Las Vegas, NV) is out of my price range and decided on Kokomo, Indiana to get a property around $100k-130k.

I've read numerous guides and watched many YouTube videos, so I have a good theoretical understanding, but I'm still unsure about the best way to start investing in U.S. real estate.My plan is to begin with long-term rental properties and then eventually move into flipping and the BRRR (Buy, Rehab, Rent, Refinance, Repeat) strategy.

Search the BP for ADU appraisals to encounter numerous examples.

Look at numerous listings and see components of opex that different sellers include, and you'll start to get a better picture. also don't forget to include a reasonable vacancy number, and also include capex!

You likely don't have the net worth, proper LLC management or proper separation of personal interests to make this an effective approach. there numerous BP threads you can search to get more insights. tldr - keep under personal name and get a good umbrella plan. 

I invest in multiple markets and have strong relations with numerous realtors in each market.

Crew Enterprises Investors, (also known as Versity or NB Private Capital and numerous other names) I'm still interested in your stories.

With the numerous investors on this forum they have done this to, it is probably just the tip of the iceberg. 

I own three in Milwaukee and they are my problem children for sure. 

I think their logic was that a family with 12 people (parents and 10 boy children) would have difficulty finding a suitable house with say 6 bedrooms.In addition to the Federal guideline, some local ordinances address occupants both tenants and owners.