Hey BP community I want to give my opinion of what out-of-state real estate investing looks like to me:Out-of-state real estate investing offers the chance to diversify your portfolio and tap into high-growth markets.

Just remember: most negative reviews are written by problematic tenants.

talk to better agents.. you can get insurance by just having a beneficial interest in the property .. 

Finding the true appreciation rate for specific towns can be a bit tricky, but you can start by looking at historical sales data, talking to local realtors, or even checking out some online tools that track market trends.If the condos you’re eyeing aren’t meeting the 2% rule, it might be worth reconsidering or at least getting a more detailed breakdown of potential long-term appreciation and other benefits, like tax advantages or rental demand growth in the area.

For example the building may not fall under the rules of the FHA if it is owner-occupied with 4 units or less, if it’s a single family home rented by the owner and you have less than 5 rentals, or if the property is operated by a religious organization or a private club.

The seminal book on the strategy, 30-Day Stay, published here on BiggerPockets and written by MTR pioneering investors Sarah Weaver and Zeona McIntyre, has helped popularize the method.

There is a carve out for one loan by a PML per year but thought I'd throw that out there for others reading this post, too. 

HiI have been contacted by an assisted living company that is interested in renting my home to use as a small 4 client assisted living home.

There is a solution though because there is Non/QM which offers a few programs like (1) year 1099, Bank Statement, and DSCR programs. 1 year 1099 is self-explanatory, Bank statement uses 12 or 24 months bank statements gross deposits and divides that income usually 75% over 12 or 24 months, and DSCR requires No income or job, it uses the rents of the property as income as long as the rent(s) are equal to or greater than the proposed PITI payment.None of the above Non/QM offer construction loans though so you will need to stay W2 or wait 2 years.

There are lenders that offer 10% down investment property loans as 1st lien HELOCs.