So this source pretty much dried up before he could deliver on his promises.In general, after watching the market for almost a year, it now seems clear to me that agents are sending me ok deals at best, not good ones.

The biggest barrier seems to be finding properties and landlords though. 

If you are thinking of starting out out of state it seems like you have done your homework on what you need to look out for and how to go about it. 

I know about HML and PML, but Jake’s program seems to go into a lot of different creative strategies.

I’ve been steady focus on multi family to create passive income but that idea is starting to seem slim since I haven’t been able to find any within my budget or in a good location.  

The bad ones communication will start to fade, they seem annoyed by the expectations etc.

It seems crazy to me that people invest out of state when they have deals all around them here in California.

You don't seem to get much out of appreciation for townhomes and condos but if you get it looking nice they usually don't sit empty.

Then pick their brains about your local market.I would review listings on line on a regular basis to get a better gauge on what properties are selling for and what seems to be in demand.

I have not had any luck with finding any Miami flippers but 1 and he is a little tight lipped, but seems to be a nice guy.