You need to do renovations, improve the property, and drive up rents.

Like @Nicholas L. said, maybe look within a reasonable driving distance from where you live, is there any city or state where you have family or friends that live there where you could travel to frequently and they could keep on the property for you or somewhere you visit a lot.  

Make sure you test drive their product.  

With real estate investing this again becomes hard because every time you take out a new mortgage it drives your average down because it's a new account. 

If you're up for a drive, 321 Cabinets in Melbourne, FL has great solid plywood cabinets.

This is driving up prices for everything.

Excellent insight showing just how ridiculous this “don’t need capital, just drive for dollars” nonsense is. 

I'd like to keep my properties within a 30 minute drive from my South Everett residence.A fun fact about me outside of real estate: I love distance running and cycling.

I also don't mind driving to Jersey if it makes sense 

Pictures in case helpful: https://drive.google.com/drive/folders/17QCEJmkm4IptwZTC7amR...If your return-on-investment numbers are that tight you shouldn’t be in the house.