That seems astronomical for me and I would be frustrated if I were in a tenants shoes (considering they are probably dealing with security etc on their new place).

If I want to scale my portfolio, traditional 20% down mortgages aren't going to be possible because of the property value here, so wanted to see what other popular methods are possible.2) How can a rookie investor get comfortable with buying out-of-state? 

But I would argue buying with a lower down payment to try to get ahead of inflation and hoping revenues stay at 2021 levels or continue to rise isn’t sound investing.Now if you run numbers based on 2019 revenue projections and can still comfortably cash flow with a lower down payment.

That being said, we set aside these expenses until we reach a comfortable reserve and anything above that gets released for reinvestment.

For example, tell the mentor about yourself and where you are currently at in the journey, then ask something like, "If you were in my shoes, what would you do to get started?" 

Freedom of time and being able to count on my assets to provide me and my family adequate income to live comfortably.  

My issue is I don’t yet have an LLC/business and, I’m not feeling comfortable rushing that process.I appreciate your input!

If you don't feel comfortable with it, get more education until you do.What I saw as needing further eval: aluminum windows, roof, siding, brush/trees touching house (these help pests travel), cadet heater in kitchen, floors, pipes look galvanized (but closer inspection needed), cabs are old but not necessarily worthless.

You'll find comfort for your soul and make personal connections with people who really care. 

I own a few single family rentals and feel comfortable identifying deals and making offers.