It greatly helps with momentum, and I’m too hard on myself when I don’t meet a goal, so I’m way happier when I blow my goal out of the water than when I fall short.What is your motivation to invest out of state? 

Happy owners open their mouths and tell others, imo. 

This was my ‘crossing over’ moment, when I finally put my money where my mouth is.

MLS, direct mail, word of mouth??? 

What could make a deadbeat hillbilly happier that sitting on their fat butt; smoking a cigarette; working on a case of Bud; all of the while watching their 120 inch big screen TV - ALL PAID FOR BY THE TAXPAYERS?

@Joe Splitrock You took the words out of my mouth. 

The reputable places are in it for the long run and count on repeat investors and word of mouth to continue to grow their business.

Even if you have several properties, if at the end of the day you are only "worth" 10-20 thousand you may be less mouth watering of a target for a lawyer to go after then someone who has 100s of thousands in equity. 

For that reason, I would recommend a syndication if that’s your situation.if, however, you have time to devote all of your efforts to it, you may be happier being the captain of your own ship and investing in single-family or multi family real estate.

This is also why I am avoiding the BRRRR approach.I currently have a full time "Job" [sorry for my foul mouth] in cybersecurity which limits the time that I can invest in real estate, but also provides me additional funds that I can direct towards investment projects.