It's tough to find places under $300-400K on the MLS, but they're out there. 

I'd get notices from the city about the lawn not being mowed, or it would take weeks for them to get back to me. 4) Quality - This is a tough one.

So that's unfortunately the mind set of many wholesalers they say they care but they dont if they cant close they walk  tough cookies for the seller  we will just robo call the next 1000 people.   

My plan is to focus on cash flow since the plan is to replace my W2 and Texas r/e taxes are high so tough on the cash flow but amazing on equity.   

But seriously, like @Scott Swanson said, any OOS investing has risks (heck for that matter something next door to you will too, but you know that), but having good contacts helps mitigate the risk.  3) Under $100K...that's tough, you'll probably have to go outside of the major metros. 

As you in the PNW know, the housing market is tough and those rentals are harder and harder to find.

I think the reserves aspect gets glossed over on a lot of posts, but it can mean the difference between sleeping well and a fire sale of properties when things get tough.

@Mantas Motekaitis a HELOC can be tough to get sometimes on a non-owner occupied.

I can't imagine it will be tough to rent it out to some reliable tenants either.

this is a tough one...