I would put it into multifamily.  10% COC is unrealistic here in Central Oregon in my opinion or at least my abilities, but I think you could by something with under performing rents and then over the coarse of a year or two raise them so you are getting 10% on your 450k,  That would be using leverage.  

My question is: an 8 unit property came up for sale and is over priced now (in my opinion).

My wife and I are looking to make our first out of state rental investment property and wanted to get opinions with using cash or leverage.

Any opinions on this ?

Just my opinion, but it will be difficult to invest here in Va Bch and Chesapeake unless you have cash and don't mind major renovations as it's a tough market with many investors competing.   

And they bought them on their own I did not provide anything but encouragement and opinions  of which they never listen to anyway.

I really respect everyone's opinions. 

There are companies that provide opinions as to the deficit or surplus in a condos reserve account, and also will forecast any anticipated assessments or increase in fees.

The benefit of the land trust is that you do not violate the Due on Sale Clause, so it doesn’t flag your transfer like the same way transferring the property directly into an LLC would.This isn't legal advice, but just my personal opinion.

Would love to get your opinion of the market for long term buy and holds for an out of state investor.