I'm consistently approached by beginning investors with no real estate experience who want to "partner" with me, or want me to "mentor" them, but who have zero idea how to make it worthwhile for me.

If at all possible find a mentor to JV with so that you are not a newbie on your first out of state deal.

In my experience, a HH can provide incredibly valuable lessons that no mentor, real estate course, book or podcast could ever teach (though, I'd still highly recommend reading up on relevant RE resources, listening to podcasts, etc.).

Do you think selling land is easier than selling properties, what is the difference in the process of doing so and I would love a mentor to teach me the difference of the two and more....

Thank you in advance for your response.Heather :-) Biggerpockets is the best virtual mentor there is.

I have 8 apartment complexes in Painesville and one Apartment complex in Mentor!!

Here to make connections, get recommendations on education, and hopefully find mentors.

Connect with as many real estate mentors as you can. 

Have my LLC, business credit card, and a strong mentor who used to work with me, but quit his job to do REI full-time as he is doing extremely well.

Start growing your network, look on Facebook/BiggerPockets for different events, find a mentor doing what you want to do, and get to know the local lenders/brokers.I also recommend you read this article on OOS investing.