You need to have many units or very high monthly CF to justify OOS investing. 

One of the investment strategies I currently like is purchasing physical silver taking it to money medals in Idaho they will give you a margin loan against the silver for 75% of the value.

However, I have found that in Seattle, most investors stay away due to the stringent renting laws and the high cost of real estate.

Stockton has been mentioned but there are some high crime areas.  

With rising home values and relatively low entry prices compared to other metros, Indy continues to be an attractive spot for investors.

Given that you are out of state and your adjuster is playing hardball (mine didn't), it may make sense to interview a few public adjusters and see if their cost is worth what they can provide in your situation.

Especially since we have such high deficits right now.

You need to find a regular local lender who can tell you what you will need which will be 20-30 percent depending on the rate you are after.But, the easiest way for flippers to become owners is to hold every 4th property you flip and rent it at high rent since it's a full renovation.

Multifamily is still very rare, to the disappointment of my plex buyers, but value adds multifamily opportunities do exist for those who are diligent and patient. 

My realtor isn't showing me anything that isn't on the regular residential MLS and she doesn't really add any value to these larger deals.