Currently I have zero debt and have enough liquidity to lock down a pair of SFH rentals this year.Are there any other major reasons I'm overlooking by buying investments before a PR?

What the pair have in common is a) they didn't drop rates during refi mania a month ago (ergo no need to jack them up or add a bunch of overlays today) and b) they are small under the radar lenders. 

@Scott Mac Loan this man a pair...

I am currently reading the book on Estimating Rehab costs by J.Scott and would like to pair it up with an actual project.

They signed up as a pair and hopefully your lease says they are responsible jointly and severly. 

The biggest issue for dealing with OOS investing is the technology; make sure you research your boots-on-the-ground company to ensure they have paired with the right technology that will allow for easy communication and quick access to updates on your project, especially if you plan on not being on-site regularly.Make sure the "connections" you make with other GC's or REI professionals, that they are licensed and insured and can provide references for their work.Join local groups on other social media platforms and start discovering the midwest market virtually by hearing what others are saying/recommending and what areas people are investing in and with what REI strategy.Indianapolis is a great market to get into right now because you absolutely can stretch east/west coast dollars further.

Those who don't aren't.I watched a pair of people on video yesterday.

Understand the economy and markets, pair it with your risk tolerance and knowledge....You'll be ready to invest wisely and disciplined.  

If the seller is levered up too much, they are unable to carry anything back as the proceeds of the sale will need to be used to pay off their current lender.What some of our clients have done is pair up a low leverage point private money loan from my Company with a seller carryback.  

I am old enough to recall older retired folks who had a safety deposit box that had their bearer bonds and a pair of scissors.