A good lender who understands out-of-state investing can also make a big difference.

So, when investing in areas they don’t really know, investors should research the different property Class submarkets.

Ran the numbers through two different spreadsheets and am very aware of how much we'll pay to the PM.

Post the listing, Any local investor would be  able to tell you if you were fleeced in the acquisition, Birmingham is notorious for being different street to street. 500k houses one street over from 100k houses.

Duplex have different zoning that may permit additional units.

What you've done in the past is no longer working, so what are you going to do differently going forward?

@Jay Hinrichs 100% these can work differently depending on your state laws.

We're looking at a rather large loan and I feel like we could go down a different road if this place is not legit.Thanks. 

Educating yourself on different strategies and networking with experienced investors can also provide valuable insights.

Of course, you're in FL and I'm in NY so there's a world of difference.