@Roy Kinzer Rent control in NJ can be a tough pill to swallow and unfortunately has caused many of my deals to fall apart quickly once buyers/future landlords realize how strict the controls can be.

The Hilltop Mall (standard shopping mall, Macys, JC Penny, escalators, if you were alive in the 90s you know),  in Richmond CA was purchased in 2021, but the buyers aren't doing any of our brilliant peanut gallery suggestions.

While many out-of-state investors may purchase properties without an in-person visit, first-time buyers or those new to real estate are strongly advised to conduct a site visit.

On the ground, I've already had a few random feelers for ultra luxury coastal estates here in Oregon and family homes in Eugene from California buyers.

Flagstar may exercise the "due on sale" clause if the name(s) of the buyer are not the same name(s) as the members identified as the owners of the LLC.

Apple has been quoted a ton in papers and every realtors says it to buyers etc.

Talk to residents, potential buyers and renters to see what their thoughts are regarding home values in the areas. 

many houses in the midwest, for example, are very old and need major rehabs.i personally think out of state investing is more difficult than advertised, and much more difficult in the current investing environment, with: prices high; interest rates high; tremendous demand for inventory, by both investors and retail buyers; and good PMs, contractors, etc. booked up.here's a really thoughtful thread with the experience of another CA investor and lots of different responses:https://www.biggerpockets.com/forums/12/topics/1215726-break...and here are some threads about how it can very easily go wrong:https://www.biggerpockets.com/forums/48/topics/1159104-overl...https://www.biggerpockets.com/forums/963/topics/1195280-expe...https://www.biggerpockets.com/forums/48/topics/1160450-run-i...https://www.biggerpockets.com/forums/48/topics/1137397-balti...finally, you also said you "don't have a lot of money to start with." 

Staging is the process of arranging and decorating your house to highlight its best features and make it as appealing as possible to potential buyers.

Don't you put the sellers and the buyers on your own marketing lists?