I choose CF every time.  

You'll get tons of other advice on out of state and everything else, so just wanted to throw that out there as a Bay Area investor/resident who has done it myself.Good luck whatever you choose ;)

Choose wisely!

In terms of who pays closing costs, unless you choose to do a double closing, rather than an assignment of contract, it will never be you.

You should probably only choose one and try and grow slowly.Don't grow to fast.How would you like to help the Bigger Pockets community?

I've heard guests on the podcast say they deal with this by saving them in a special file and that they choose to find them as humorous basically laughing at the peoples ignorance.

there are way to many to choose from

And if she chooses to stay then she has chosen to live with the noise, not been forced to.

There are also a few options contracts can generally choose such as lump sum, cost plus a fee, percentage fee, etc.

As @Engelo Rumora said, looking to markets like Toledo and Dayton may provide more opportunities.Regardless of what area you choose to invest in, make sure you do a personal visit, and build a good team with a great Property Manager.