As you increase the value you sell and move up to more or larger properties until you have the income streams you desire.

When it comes to investing out of state (OOS), here's a simple tip: Begin your search by looking into cities or regions that fit your investment goals and strategies.

Agents do not collude to increase DD fees. 

Examples of pitfalls include purchasing in an undesirable area, not understanding the market values (vs. list prices), not knowing the rental values (current and market), inheriting bad tenants, buying a lemon, going rogue on renting and management with no contacts / systems / no legal understanding of PA and Municipal landlord-tenant laws, not having trusted resources and contractors in place, using out of state lenders or shaky financing, throwing lipstick on a pig when renovating a house and wondering why it's ARV isn't increasing, tenants are renting, etc.

For a simple CRM, check Etsy.

In other words, you do need to figure out how you are going to stay abreast of and navigate an evolving and increasingly hostile legal landscape.

I saw that Homeowner's in Louisiana also have double and triple increases in Homeowner's Insurance. 

In my area, it's been around 30% ADR difference and a slight (<10%) occupancy increase. 

Columbus has experienced so much growth for the past few years, partly due to the influx of tech giants like Intel ($20 billion), Meta, Amazon, and Google building warehouses and data centers in the area, which has contributed to an increase in property prices and more people moving into the city for job opportunities.

You can use the loan to cover the purchase price and then work on adjusting the rent to market rates to increase cash flow.