As an OOS investor, i would encourage to hold your designer self and attraction to historical districts out of the investment analysis if you are looking for self sustaining long term cash flow MF investment strategy. 

I don't say this to brag, but to encourage you newer investors out there to get SERIOUS about your ability to comp a home.

Today there were 2 ladies I met all the way from DC who encouraged me!

thank you for the encouragement Account Closed !  

Additionally you can use options which aren't leveraged per se, but can work that way if used properly. 2)  The fact that you say your "interest in liquidity is dismissed" makes me really want to encourage you to do some more research on investing in general whether that be RE, traditional investments, precious metals, etc.

They are actually encouraged by our appreciation (a lot of the country is less promising).The demographic shift continues to swing in our favor and we are becoming a year-round market with more mature industries/ employment opportunities.

IE retail buyers and sellers who are not going to REIA meetings and could be encouraged to invest with the agent they are working with because they are impressed with their knowledge and hustle. 

(I am trying to be encouraging).

thanks, everyone, for the ideas and encouragement.

I encourage you to listen to Tony Robbins.