Of course, I'm dumbing this down but it's focused on the gist here.Now, I planned on going long term buy and hold in a student housing market with SFH around the $100-150k mark.

Overall rehab ongoing and estimated $20k cost.

House hacking is a possible alternative, but given California's high real estate values, investigating other areas may be a good decision.Houston, TX is frequently seen as a favourable alternative for out-of-state real estate investing for various reasons: Diverse Economy, Population Growth, Affordability, Landlord-Friendly Laws, Job Opportunities etcRemember that success in out-of-state investing often involves ongoing communication, local support, and adapting to the unique aspects of the chosen market.Good luck!

Discussion has been around 4 month during initial lease up.I am not planning on going in all cash, but likely a 50/50 debt to equity.

Diversify your investment portfolio by considering properties in different markets and asset classes.Continue educating yourself about real estate investing strategies, market trends, and best practices.Consider starting with a single property to gain experience and familiarity with the out-of-state investing process.Remember, investing out of state requires careful planning, due diligence, and ongoing management.

Are you planning on going for a SFH or what do you mean by upgrading?

You'll also need to consider ongoing costs like maintenance, taxes, and possibly financing. 

I have yet to go over there since the old woman died but I plan on going today after work. 

Growing Demand for Affordable Housing: The ongoing shortage of affordable housing options drives demand for mobile home parks, particularly in desirable locations.

If it’s HUD directly, it’s much more involved and you have to be the ongoing case worker for your tenants.