Use stuff like this and you'll have good markets and deals in no time. 

How should I go about trying to find deals out of state?

This is why people don't like renting to friends/family because its human nature to mix emotion into the decision making and that makes dealing with managing the investment messy when things go sideways.

Since you are doing shorter term deals it appears, you may want to get creative with the accounting and structure to maximize profits.

@Frank JakubiecIf you can make the numbers work hard money is a great tool if you are flipping properties or doing a BRRRR deal

It's not uncommon to hear horror stories about getting into underwriting and losing your deal a week before closing because of incompetence or error.

I completed a 1031 exchange two years ago, but found the strict time limits made it difficult to find a good deal.

Ask the manager to explain their process for dealing with maintenance, late rent, evictions, turnover, etc.

I've been having trouble finding deals.

In this day of housing shortages and rising rents, you mentioned you don’t want to deal with all the “Covid19 no eviction garbage,” yet you’re ok creating a facility specifically designed to encourage others to congregate during a pandemic?