My previous and only other management company did forward all paid bills, which I appreciated since I felt it gave me a certain degree of oversight, i.e. confirm they are paying what they say they are paying.

Adapt the Operating agreement to a degree. 

Members of varying degrees of experience will make different assumptions on this hypothetical question.For the fun of the thread, thus far assuming approaching 65 (ready to retire) after having worked... so I will also assume there is a sizeable Social Security payment on the way.

. :) I think the license is like a BA or BS degree..

You can also directly partner with flippers but that typically involves a higher degree of risk, and is typically less passive than just holding a note. 

I'm also open to book recommendations and considering further education, possibly pursuing a master's degree through night classes.I value any thoughts and recommendations you may have.

It's at 24 degrees tonight. 

If someone is going to be spending $30k on a commercial real estate guru, go back to college and get a masters degree in a program.

My wife works with a lot of investors as an agent (Florida), but she's personally built or flipped scores of homes, she has a construction background with an actual degree in the field, and she's spent years honing her craft.

@Yang ZengYour situation presents a common dilemma for real estate investors: deciding between investing locally where you might be more familiar with the market but face high property prices, or exploring out-of-state opportunities where properties may be more affordable but come with their own set of challenges.Here are some considerations:Risk Tolerance: Take into account your degree of comfort and risk tolerance while managing properties remotely.Objectives: Specify your investing objectives, including cash flow, appreciation, or a combination of the two.Market study: To fully grasp the development potential, employment opportunities, and rental demand of prospective out-of-state markets, do in-depth market study.Hybrid Strategy: Another option is to choose a hybrid strategy, where you invest in a combination of local properties for stability and simpler management, and you set aside some of your portfolio for out-of-state properties for diversity.Before making a decision, it's essential to consult with real estate professionals, conduct in-depth market research, and possibly network with local investors in the markets you're interested in.Remember, there's no one-size-fits-all answer, and the best strategy depends on your financial goals, risk tolerance, and personal preferences.