Given that all my investments have been in CA during the last 40 years, investing out of state is definitely a tough nut to crack and there are clearly a lot of investors at BP investing in out of state.

We're all a mixed bag of nuts and react differently.

While the market is a bit nuts now (thanks @MarcusAuerbach for your excellent market updates!)

Office is dead, retail can be risky,  Multifamily and Residential are over priced, STR's are saturated and starting to get taxed and banned, Storage is just okay, and land takes forever to see the fruits of your labor.  

Enjoying the fruits of their labor.. while I sit here and work and get this deal done so when he gets home on Monday he will then own yet another home.. !!!

My wife thought I was nuts for paying this huge sum for what we know is available if you know where to look - I just wanted it culled into one place. 

As a newer investor, I am not yet at the top of anyone's "buyers" list, so I am competing with the seasoned flippers that get all the low hanging fruit. 

All the low hanging fruit in real estate is gone so if you're finding low hanging fruit, it's probably poisoned ;) ;) Also, finding the deal is just one small step of OOS investing.

(ps to find a realtor who is flexible like the above,  does take some work, i called literally about 19 people and about 17 of them did think i was nuts one hang up on me and finally one said that he will lend me his commission if i buy all of my properties with his help.) 2.

Banana (another fruit served a computer company well)) would be better than using Real Estate, Properties, or other names that quickly identify that you are investing in real estate.If you wish a cuter name for your business cards, etc., you can always file a DBA (doing business as) and revert back to the LLC name for official business.