Joe Bertolino  What happens with this out of state buying phenom is the what I call GET YOURSELF STARTED IN REAL ESTATE syndrome... and people want to do that with no money or less and less money every day... so we know on the west coast that is tough but the mid west and other markets its not.. so instead of not partaking they jump in, not really understanding or knowing what they are doing.. .many have little to no experience as its their first rental ever.. and many ( especially pre 08) were woefully under capitalized. 

Get away from shiny object syndrome, be patient with the money in hand.

Avoid the "shiny object syndrome" by narrowing down your niche as soon as possible.

Really defining what your definition of wealth is can (1) provide that continuous motivation to save towards your goals and (2) help prevent you from spending on things that diverge from your goals due to “shiny object syndrome”.Again, I think your on the right path and kudos to you!

I can get great pricing as a buyer and negotiate really advantageous terms directly with the seller.When the seller does not have a broker representing them, they usually post on Craigslist, and FB marketplace and have a bunch of people that waste their time; make offers and then ghost the seller.By the time I come along I am in a really great position as a buyer.But seriously, all kidding aside, don’t get low bid syndrome; chase pennies while tripping over dollars.A great agent is well worth the investment in paying them a commission.

More recently, Stachybotrys Chartarum has been linked with so-called sick building syndrome.

Build your wealth slowly and surely and you'll avoid "Lotto syndrome" and appreciate and hold more tightly your income.It's not FIRE but it will snowball and benefit you greatly over the years. 

You need to pick your niche and market and then focus on that, don't get shiny object syndrome and start networking to make connections and find deals. 

I got shinny object syndrome and was attracted to purchasing a new build knowing everything is new as I am new into real estate investing.

It's not rocket science, but there is a lot of thought and work involved.Every new investor goes through the shiny-object-syndrome phase, where each new strategy or market they hear about seems worth pursuing.