So I did all 25% down 15 year loans, kind of a middle ground between paying all cash and paying 5% down 30 year loans.

Shortly after graduating college and getting married, my wife and I bought a small piece of farm ground in Hamilton county while we lived in a mobile home for almost nothing. 

Rural areas can be surprisingly lucrative.If you still can't find anything, then Indy is great.Like with any remote operation, your team on the ground is paramount.  

If all goes well, I will be hitting the ground runnng.

@Andy Vanosdale , that's great you have a partner on the ground in the area you are investing in! 

Welcome to BP a Nation Blake, plenty of opportunities here in Los Angeles, sounds like you are hitting the ground running which is great.

Acquisitions team, renovation crews (fully licensed and insured), Property Management, and a Real Estate Investment Brokerage in case you ever decide to sell.By teaming up with a solid firm you can mitigate your risk and have some "boots on the ground" that have your best interest in mind. 

They have now restructured themselves and are getting solid returns.All good points above - a great team on the ground with a strong property manager in the middle is crucial to make the remote investing work.Feel free to PM or email me with any questions.

I am excited and ready to hit the ground running!

It's always convenient to have someone on the ground to manage and pay for maintenance, cleaning, etc.