No one is trying to discourage you from real estate, but this question is extremely common and @james wise is absolutely correct.

I was using call tools for cold calling and most of the numbers supplied were business or no good.

I'm still learning how to work this calculator so it's extremely helpful to get support from you. 

I had a question about a property that might be predominantly rented by military families later on due to being extremely close to a base.

Loopnet can help with this but you will pay top dollar.I would build strong relationships with brokers, go to your local meetups, and cold call. 

I was going to cold call that list but it would be time consuming and get in the way of talking to sellers.

if you bought with cash you can cashout refi or heloc typically 75% of the equity out of your rentalalso use extreme caution with someone approaching you with a "rent to buy" offer... could be a scam

From what I can tell, hot is on full-open and cold is completely shut.The middle line runs to......the toilet.Yep.

For starters, investing out of state can be extremely difficult because it is impossible to intimately understand a market to the degree necessary for success.

I also have a bunch of investors money I can tap into if the right deal comes along (like everyone else).I have been hitting up wholesalers and cold calling when I can, but it is tough out there if you are looking to get 70% of market value.