In the case of an out of state unit - I would absolutely have one or more trustworthy "boots on the ground" person. 

Just make sure you find a trustworthy partner who complements your skillset.  

This is where you're going to have to establish a trustworthy boots on the ground type of teammate. 

For the sake of your business I would encourage you to spend 20 min a day responding and interacting here on the forums so as to build up credibility as some on who is knowledgeable and trustworthy.  

I think you will find a lot of wise arguments on BP, just note, its all about the team, individual, contact that you have in place that is a reliable, trustworthy, and transparent contact, so do your homework complete your due diligence, all people and assets are not alike. 

I have been told by several trustworthy people that I am highly intelligent, or wise, or smart. 

kinda high but the place is well renovated (i think the seller just wanted out) its totally rehabbed. there's two sets of comps. property shark says 150k a trustworthy REI says its about 230k. what should i do?

Do I have a reliable and trustworthy property inspector?

In any profession there are the talented and trustworthy and wholesalers like yourself are the exception but as you can imagine all the newcomers with little experience,who just took some webinars,have little cash or credit and have not developed their end buyers is the vast majority. 

I am very interested to meet others investing in the area, and would greatly appreciate recommendations for skilled and trustworthy realtors and property managers, who are experienced with out-of-state investors.