(Not in SF, in Netherlands however no possibility to add outside of states.)Looking for like-minded investors or even better a potential mentor.

It could potentially have some big cash flow consequences if you purchase a home that was built before 1978.. here is the state guide: https://www.nj.gov/dca/divisions/codes/resources/pdfs/lead_b...

But still, I’d hate to purchase it, rehab it and potentially lose it due to the “Right of redemption” or some other law.

Googling the address of a potential purchase in quotes can get you great information sometimes.

I like the Franklinton area, mostly because I see the potential and feel that rents and home values are only going to increase. 

It looks like there are a few different ways to find potential partners - joining an investment club, real estate events in your area, other real estate agents, reaching out to property owners and managers you know, friends and family, lenders (hard money, traditional), financial advisors, crowdfunding, targeting your network (which I am sure you have a great one being a real estate agent!)

Lower risk and potentially higher reward.

They'd be walking these in person with someone if they lived locally and have potential to make a great friend (YOU!)

If one market experiences a downturn, others may remain stable or even thrive.Higher Potential Returns: Some out-of-state markets may offer higher potential returns due to factors like lower property prices, higher rental yields, or stronger appreciation rates.Access to Different Economies: Investing in diverse markets allows you to tap into different economic conditions, potentially capitalizing on areas with strong job growth, population expansion, or industry booms.Specialized Opportunities: Certain markets may specialize in specific types of real estate, such as vacation rentals, college rentals, or luxury properties.

I would recommend trying to find an investor friendly agent who also potentially owns or manages properties in that area. they can give you the most accurate data.