The FMR for a 6 BR house is over $1,800....one person's trash is another person's treasure!

You now don't seem like the type of person most of us would accept a recommendation from.

It's not a personal sale between you and your son, but rather a sale from one LLC to another.

the only thing with that is protecting future landlords.. but then again thats a personal choice..  

I financed this property using down payment funds from 403B and a local commercial bank. 15% down from personal funds. 85% down from community commercial bank. 3yr balloon, 20yr amortization, 7% interest rate.

I would start close to where you live personally. 

Id personally classify those as three different investing areas. 

Perhaps there is a relevant book or podcast that you could suggest to expand my knowledge in this area.Considering you're experience with creative finance deals, which you mentioned previously, I am keen to hear about your personal insights and experiences.

Fast forward 2 years his landlord mentioned in passing he might sell the property; I was the first person on his mind.

What I was getting at is that even investing "out of state", let alone out of the country, is more difficult when you don't have any personal connections and even more difficult with your first property.