Reason is the lower loan amounts violate the "hard costs rule" which just means the banks/lenders cannot make its normal margins.

That is, unless investors are now willing to pay more than the 1% rule used to dictate.I know it will cost some time and money to get them vacant and fixed up, but the alternative seems to be to leave 10s of thousands of dollars on the table.

What if your loan has higher costs than you were thinking? 

I’ll be out of state, which I know is a big red flag for many.Well below 1% minimum of Rent/Property ValueHoping to self-manage (Yes, another big red flag)Loss of capital gains exclusionMONTHLY SUMMARYRental Income $3,500Less ($3,440) Mortgage (2,900) HOA (390) Rent Ins (150)Less ($1,155) Property TaxTot Exp ($4,595)Rev: ( $1,095) !!

.), travel costs (related tobusiness), kids (income shifting by payingthem to work for you, meaning business related), membership, conferences &education, meal expenses for business, retirement strategies (selfdirected investing, tax-free or tax deducted, 401K/IRA)depreciation Pro-active Planning / Get a taxadviser Talk to your tax adviser inadvance Fire OutOrganize expenses, listquestions, changes (buy, sell, etc. properties.)Changing entity type from LLC toS-Corp etc.

I can give input in areas where I own or manage properties.

My husband and I are looking to buy our first ever real estate investment out of state (we live and rent in NYC. we do not want to buy here due to high cost of properties and high tax rates).

Then understate costs. 

Any advice on most efficient and costly ways to obtain marketing lists in S.

Communication and Management:What are the best ways to communicate with and manage tenants to ensure a positive living experience for everyone?