I was rehabbing part time, while still working a bartending gig and also touring, rehearsing and recording with my band.  

You have a great mentality that I, as a new investor, have yet to acquire.

Obviously, if you were to go out of state make sure your point of contact/realtor/broker understands the real estate investment mentality and that your PM comes with a high reputation of referrals. 

Mental Toughness makes all the difference..

Its been really a really huge mental shift for me in terms of understanding my personal finances, although in reality its just a slight change in behavior.

Use HD or Lowes coupons at HD whenever you have them.I don't think I am at the level of "professional" yet, so I understand your "hobbyist" mentality.

When I started flipping I did 100% of the work myself, no contractors, but I did not value my time and in the end was not financially rewarded for my time.When I do flips now my decisions are base on the "time is money" mentality.

It has everything to do with our economy, salaries for the lower income bracket, and a renters mentality.

I know I've forgot 100's of things I rehearsed in my mind to ask all yall so anything I missed please tell me. 

Your labor is in your mental welfare, making sure your investment is safe.