@Emily Shin, while it can be debated, I would advise house hacking your first deal before investing out of state.

I’m Keagan, a realtor and investor based in Indianapolis, and I’ve worked with several clients on value-add multifamily deals and have done a couple myself.For finding off-market opportunities, I’d recommend:County Tax Delinquent Lists – Great for uncovering distressed properties.Direct Mail Campaigns – Target out-of-state owners.Local Networking Events – Connect with wholesalers who specialize in multifamily.I’d be happy to introduce you to lenders and share leads if Indy is on your radar.

Quote from @Fernando Martin-Gullans: Hey y’all, I’m a retail investor with 2 SFH rentals worth a combined ~$650k looking to utilize some of my stored equity to buy more out-of-state properties, but I’m not quite sure how best to proceed given that my interest rates are incredibly low (leaning me away from refinancing) and neither property is owner-occupied (which I believe prevents me from using a HELOC).

As Randall stated, pretty much every county eliminated property tax valuations fights 5-10 years ago.

I’m hyper-conscious of fair housing and only alluded to the showing not being possible due to my not being able to secure his ID per policy as stated.

In state or out of state?

If I were to sell a property in Washington state and buy a property in California can I do a 1031 exchange if I am going to move into the property in California? 

The contract didn’t state it was 20% higher?

Your profile states Dallas and there are several here in our area.  

Careful going outside state lines -- contract for deed is not allowed in Texas.I didn't think COD is illegal in Texas, just perhaps not recommended anymore, because it is difficult to comply with the rules or regulations.