I'm sure each of these failures thought everything would work out ok for them also.

Failures?

I always tell people to look at needs and failure.  

You could buy a $10K program with all the bells and whistles, but if you cannot interpret the various metrics, and understand how they might apply to your particular business model then you will set yourself up for failure.

Many OOS investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

Finally, I got a company to handle it after like 10 failures.

It is connected to several closed NV companies but they could simply be failures. https://www.trustfundinginc.co...

@Pam M Eskridge Highest failure/drop out rates are among those students financed by parents. 

Your chance of success is as high as the risk of failure but my guess is the high level of risk is your ultimate attraction.As for financing, based on your past business success, I would guess you should already have the institutional and personal contacts to muster financing.

Examples failure to pay by law workers compensation, as a employer a investigation by OSHA how about a Federal tax audit?