I'd suggest getting a single family home without HOA and something that needs cosmetic reno for your first investment property.

David Greene suggest building your core-four before you start investing out of state:  https://www.biggerpockets.com/blog/core-four-real-estate-tea... 

Simple process change: $5,000 refundable deposit FIRST, then invest 60 minutes into the call.

What changes would you suggest in terms of increasing landlord participation?

Hospitable has a ton of automation features that is helpful and that would be my suggestion for that size portfolio.

I cant wait to scale to that size and will use contractors as you suggested.

I'd suggest reaching out to a few different lenders to see what options are available to you.

I am open to general or limited partnership, any suggestion on how to find any investor partnership in or out of state?

   Save your self the headache, call three contractors, don’t offer any suggestions, let them give you their opinion.

Invest where it makes sense, you don't need to live in a place to invest in real estate there.Jordan, your suggestion makes perfect sense and I agree–loving the place where you live is definitely the most important thing.