To name a few: Syndicated Deal Analyzer by Michael Blank, Robert Beardsley's Deal Analyzer (that one you can pull for free), Rod Klief's deal analyzer (if you sign up for his upcoming 1-20-2023 boot camp I think you might get it as part of the library package but not sure), Synthesis, Justin Goodin's model.

You could cohost or be the boots on the ground for an out of state investor to build your experience.

Boots on the ground doesn't just apply to OOS investors.

you can find someone locally to be boots on the ground for you.....i do it here in indy!

One suggestion I have this to get a good boots on the ground guy, someone who knows the market and can get you off market deals.

I’m trying to gain as much experience as I can so if you needed some boots on the ground I’d be happy to try to make time to help you out.

It's very hard to predict when your tenants are gonna act up and get you cited - sometimes they act up and call code on you to boot!

@Kurt Gutormson yes, but the seller is going to has to maximize their return or they have boot to pay. thus if they sell a property for 200k and carry 180k they still have to spend 200k and likely only pocketing 10k from the sale after fees. 

Every contractor I've used has walked the entire roof, where they're looking for soft spots, extra flashing work, intrusions (pipe boots, chimneys, skylights, etc), and the like. 

But since you're looking to invest out of state, you definitely need one or know someone in the city you're trying to invest who can be your boots on the ground.