After some research and thinking, I have come to the conclusion the best starting point for me to buy my first out-of-state property is going to be in West Virginia. with a low price point to start with I think I can learn a lot and make some mistakes on the way. 

If an investment property, a fix and flip loan could work.Some lenders will work with any level of investor experience, credit scores as low as 660 and can close in as little as 10 days.

We do however run a credit report on the guarantor(s). 

While approval might pose a challenge due to your lack of flipping experience, a solid renovation plan and clear exit strategy can bolster your chances, especially with strong credit.

The main thing for me is a low vacancy, I won't go to say it won't ever be vacant because that just wouldn't be the truth, however, it would be low.

I'm just starting out do to low inventory I'm going to be do new build  rent refinance and repeat any advice?

Nevada is a great place to invest because it's landlord friendly, low property taxes, tech job growth, population growth, and no state income tax. 

From multiple discussions I've had and reading posts here, I think I also want to form a 5th LLC to act as a management company, so that I can have one business account and credit card to collect all rent and pay all the overhead and expenses (paying for meals, PO box, RE licensing fees, etc).  

Low point of entry, easy repair list, and a quick sale How did you find this deal and how did you negotiate it?

I have a background and education in Construction Engineering and worked in commercial construction for the better part of a decade while I was investing in residential real estate on the side.I've been in brokerage as a real estate advisor for the past 4+ years full time and I specialize in 2-4 unit residential multifamily which accounts for half of what I do (about 2 or 3 multifamily deals a month) and the other half consist of single family homes and condos.I grew up in San Diego and its all I know, I got my undergrad in Construction Engineering and Graduate degree in Business locally also.I am a big fan of starting off investing locally with low money down and that is how I personally started myself...I read a ton of books and listened to countless hours of podcasts but all the magic happened when I stopped reading and listening and started taking action.Welcome and feel free to send me a private message if you want to chat.