@Miles Presha I live in Ohio and there is very inexpensive real estate here compared to many other parts of the country, especially California.  

It is new construction so I will have little to none in expenses but cash flow looks low.

There is one office building on the land that has around 8 offices with break rooms, bathrooms, kitchens, etc.The land and office space is mostly rented out and it brings in $10,200 in net rents per month ($11,600 income and $1,400 in expenses).

Amazing how tenants can ruin, stain and destroy carpet in a room where they primarily sleep, but they do.LVP is waterproof, durable and inexpensive.

and as far as I can tell, the position of "inexpensive out of state BRRRR supervisor" does not exist. 

Whats the best way to utilize my cash, use it as a down payment (20%) on 2-3 inexpensive properties and finance the rest or just purchase a single property outright?

Water/ sewer 2k at leastIns 1500PM 1500taxes 2500 Misl 15009k in expenses, 8kish net into 121 if you stretch it 8% net cap MAX offer 75k   

they are trying to get a $100 off you Their service is very inexpensive but they do a lot of upselling  I believe they give you an registered agent for free for the first year but charge over a $100 for renewal .

Recently I have been investigating several firms that claim they will set you up with great passive income returns through inexpensive rental properties.

You should be able to correct those issues temporarily relatively inexpensively but come spring/early summer, you should tear apart around and underneath the windows and replace rotten wood and reinstall correctly.to r event major damage we the road.