The biggest advice I can give you is to figure out your own goals, and be specific, so I want to invest in multi family for cash flow for instance is too broad, is your goal to have an investment or a place you enjoy living, those are often in conflict as most multi family tends not to be in the most desirable parts of towns, are you willing to high cash flow in exchange for alot more effort, risk and limited appreciation, or do you want a more stable property with potentially less or even zero cash flow, if it’s a primary residence, are you going to live there long enough to make it more sense than renting, the breakeven period in a place like Baltimore might be 3-5 years.

I do a lot of business in and around the Space Coast and Condo's seem to be around low end $2700 a month to $4000 high end LTR.

Low inventory, high prices For the most part we don't really see much distress in MF in DFW area. 

Because prices are so high in Washington, I had been considering investing out-of-state, but after reading feedback from others in this forum I realize that the smartest approach when starting out is to invest closer to home.Therefore, I would love to hear from other investors in Washington about where in the state it’s still possible to find deals.

During high season I will be distributing $10k+.

I'd recommend researching areas to see that they have:- Low unemployment- High demand for housing - relatively low inventory- local job creation/booming local economy- high avg/median income- increasing population- low average days-on-market (DOM)- history of rent and property value increases YOY- low crime- highly-rated schools (or above average)I'd compare the target neighborhood to surrounding neighborhoods and/or nearest metro areas. 

Renovations are high cost items 

If you're established enough as an investor that you're already doing projects and own assets, it's highly likely that taking the time to save 10 cents per letter by doing it yourself is not worth your time.

Additionally, you can rent it out for a minimum of 3 months (high season in Florida), 2x per year which is very investor friendly.

I'm in the Pacific Northwest where home prices are quite high.