If you don't already have one, develop a relationship with a good broker and get real comps and CMA's and learn how to interpret them.

I really have been pleasantly surprised by a lead that came from my Craigslist ads that has developed into a huge deal.I have a family that was losing there farm to foreclosure who contacted me asking if I could buy there farm and allow them to stay there.

It forces me to develop a system that allows the business to primarily take care of itself.Additionally, once I develop an efficient out-of-state investment system, the deal possibilities are endless.

I will build my portfolio of buy and hold properties to develop a passive income of 5k a month as my primary business goal.

If a property develops a leak with existing tenants and I did not take possession whom is responsible and what happens if a ton of damage or a tenant vacates in the grace period and I cannot afford the loan without the tenants income then what? 

I'm hoping Bigger Pockets will be an valuable resource for me and help me to grow my business.I am currently studying for a Masters in Real Estate Development.

Gist of the idea is you develop your marketing advertisement (think: car magnet), hire a driver who is already actively driving around (Lyft, Uber, etc), and have someone (or many someones) marketing your company while they drive. 

Unlike my folks, who were VERY hands on, I'm much more of a passive investor, focused on systems and process development.

And this is a developing area with big upside.  

A company may look stunning on paper and by their website, but actually be quite poor at developing and maintaining good tenant relationships.