The irony of the 1% "rule" is that those who could even use it effectively don't need it, ie if you need to spend more than 30 seconds thinking about whether it fits the guidelines you're probably not educated enough in RE to use it anyway. 

In my mind, out of state investing means extending the education and research phase and pushing the 1 year goal to maybe a 2 year goal.

There are several texas who to me are not people I would want to do business with who took millions from investors and never returned it and still is out there raising $ and people are still giving him money for education and investing which is not gonna end well for them. 

Some sellers may not care and those that are in protected class's IE non english or simply not educated might still get taken advantage of..

I working to educate myself more about REI.

Whether you read my book or one of the others out there, I suggest you educate yourself and learn how to manage well before a mistake sours your plans.Flipping is a great way to earn income, but the market has to be balanced.

I've been using Avail to generate leases and collect payments from guests for my MTR but I don't think it has comprehensive enough features. 

This book was released in 2019 but I found it to contain a lot of great information on voucher programs.https://www.amazon.com/Subsidized-Comprehensive-Government-F...

To learn creative financing, you'll want to get involved with your local REIAs, listen to podcasts, follow people who are educators on creative financing, etc. 

Sometimes if that is an approval verse a bank account showing $500K for example, the agent on the list side may need a little education on what you are looking to do, I always have the lender call the agent in this situation to get them on board to get the listing agent more on board.