As far as OOS investing, please read the many posts from people in HCOL areas, especially California, who are losing money on OOS properties (myself included). 

Sometimes people want to learn and go through the process of self-managing and making mistakes, other times people realize that that thought may not be wise and choose to hand it to someone they trust. 

There are a billion (exaggeration) companies out there "connecting borrowers to lenders" and no doubt, you've discovered something new.

Use other people's money always. 

My RE agent said it will not be possible but I have seen people mentioning this on the forum.

https://apple.news/Ato5hWMeBRlCND30G8-h_YgHeat kills at least 28 people this week

Welcome to BP Marshall,These forums are a great place to learn and meet people, whether you're just starting out or you're a seasoned investor.

Occasionally, I'm asked about two or more people pooling their resources to buy properties.

People told me I could hire someone to help setup QB for my rentals but this would have cost a couple grand.

The best way, in my opinion, to get into real estate is through a house hack as I'm sure you've heard a lot of people say.