Out-of-state turnkey may sound attractive, but the cash flow is low and the perceived passivity is too high as you still need to manage the manager to be successful.Go to some local real estate meetups, talk to other investors near you and see where they are investing and at what price point.

We're hoping to bridge a large knowledge gap through various resources and I'm hoping this forum will share it's wealth of knowledge.Lastly, as with any post.. if anyone has any great Attorney or Realtor or any other party that should be involved a referral would be extremely helpful and greatly appreciated.Thanks in advance for you time.

Hopefully that will get them to take the cash for keys option. 

What he wrote here indicates he actually doesnt have any background in financial analysis, and doesnt understand that the cash flow, or cap rates are a reflection of the risk.

Another alternative that gives you quicker access to cash would be to borrow against it now.  

I am not sure who you are using as your Realtor but I would reach out to a Anthony Wong who specializes in investment rentals or buyig the right primary that can be converted to a rental that will cash flow.

And finally (I personally despise this option) you offer cash for keys.

Im located in Phx,Az and its common here to still see empty dirt land in prime areas of city, as an example, my father who knows next to nothing about real estate purchased a 7k sqft gated dirt land  in the city 3yrs ago for $35k cash, was planning to invest in it but it was too much hassle for him so recently he sold it for $140k .What's a good way to find good deals on empty dirt land  in the city or close by, does mls offer this search option.

The numbers work and seems like I’ll be getting around $500 per door (cash flow) however I’m not familiar with the area and want to make sure is a good investment.

Part of me wants to cash out and purchase in another state which has more appreciation potential as I believe my local market has peaked.