Read the book Long Distance Real Estate investing by @ David Green.

Gotta 1 up @Jonathan Greene its for sure a different and more relational game. 

@Jonathan Greene I appreciate the feedback. 

@Jonathan Greene

Door County near Green Bay. 

Thanks for the tag, @Jonathan Greene!

Quote from @Jonathan Greene: You can not do it if you don't know the numbers yourself.

I personally believe rates will slowly come down to long-term historic averages in the mid-upper 4% range, but I don't think cap rates will compress much under 5, and that is going to be for the best product in the best locations.  

@Jonathan Greene can you describe the red tape that you are referencing? 

Many of these projects derive 50% or more of their overall profits from reversion cap rate assumptions and some type of compression that probably doesn't exist in the current environment.