This is a roll up the sleeves and get out there and DO IT profession.

Baisally roll up your sleeves take a hands on I'm in charge approach and steer the ship.

IMHO, the best way for an appreciation play is to buy a distressed SFR at a discount (motivated private seller or bank REO, smallest, ugliest, least expensive home on a nice block with no HOA), then roll your sleeves up and put in some serious sweat equity while you live there, then rent some rooms to offset some of your mortgage.

I have a small trick up my sleeve that I'm hoping works out on this deal too.

@Rudy MannaHave you checked the pricing for putting in a sleeve.

With the money you'd save locally by rolling up your sleeves to manage acquisitions, renovation, and tenants, and not having to hop on a plane to visit your investments, you'd smoke the return you'd get out of state with a turnkey, and with less risk since you'd be in full control of your own destiny.  

You always have something up your sleeve!

My skills in construction come in to play when my family needs me to help out with their multi-family buildings; so I'm not afraid of rolling my sleeves up and getting down & dirty. 

You usually have to pound the pavement to find them and/or better yet, create them ... and yes, this takes work, especially in the beginning before you have your systems, skills, knowledge, network, and techniques in place, but I know of no other reliable short cut to get them in place other than rolling up your sleeves and getting to work.

**Rolls sleeves up***For conventional conforming loans:A lender will not use income for a job that you are not at anymore.