That's looking at it through a narrow lens though, when you zoom out to 5-10-15 years down the road and calculate the difference, in my experience the appreciation has been far more beneficial than the $200 difference per month in cash flow from a different market.

If you have that experience, you probably don't need much marketing, as sellers will be reaching out to you directly.Focus on securing one listing at a time and building momentum.

What's your experience level at this time? 

Property managers can make or break your out of state experience.

Do you have prior experience to operating the rehab credit contingency to avoid the seasoning period?

This flip at 1272 Lakins Rd, Etna, was a learning experience as it was the first for my business partner and me.

Anyone have experience or know anyone I could talk to about getting work done in that area?

It is cheaper, in general, to sub out like you say but if you have no experience sequencing the work and talking to subs you may be scarring them off.

My Name is Michael Walis I have tons of experience if you have any questions I can help 

@Emily Shin landlord experience is invaluable for a career in rental real estate.It's not something you may want to do long term, but the experience can help you select and manage PMCs.