so you're not going to get that promised 'cash flow' until year 5 or 7 or 10 or 15 - especially if you think about paying yourself back for that 20-25% down payment.here's a post that goes into these issues in tons of detail.https://www.biggerpockets.com/forums/48/topics/1159104-overl...i hope this helps and gives you some things to think about. 

I know that $60k cash isn’t going to get me far investing out of state these days, I am planning on adding another 10-20k to that and going into something with 70-80k set aside for it.

Either seller financing (if allowed), a private loan (friends / family) or something like that. 

It’s very hands on for most owners (high turnover employees  and employees stealing bc of cash sales) so as long as that’s something you’re willing to do it’s likely a great option for you. 

So, not something worth that risk.

I've done 12 private money loans now, and each one teaches me something new.

Is that even true or are you just projecting something here?

@Richard Del Rincon I don't manage that many homes in Crestline (most of ours are in Big Bear and Lake Arrowhead) but in my experience, if you can find something with a view of Lake Gregory or walking distance that would be a good selling point.

Find something that cashflows.

Is this something I should even worry about?