I live in Orange County California and I am looking to invest in rental property out of state.I have been spending the past few months listening to the BP podcasts (58 down!)

You'll be dealing with them for a month and enjoying the fruits of that effort for the rest of your life- no pain, no gain!

I wanted to share this step by step journey that we just went through to acquire this 150 unit apartment in Orange Texas: and the lessons learned at each step1) We had to loose quite a bit of deals.  

We're planning on relocating from IL to the Daytona Beach, Florida (Ormond Beach, Port Orange, New Smyrna) area this summer.

I live in Orange City and I have interest in rural investment as well as housing for the elderly.

The other advised I stay away and look towards Holly Hill or Port Orange instead.

@Brent Coombs we are talking about apples and trying to compare it to Oranges.  

I'm open to mobile home parks too, If you are an agent and you deal with either mobile home parks, apartment complexes, or even cheap 3-4 unit invetment properties with a high cap rate in New york, rochester, new jersey, orange, buffalo, poughkeepsie, Connecticut, Ohio, Massachusetts or anyhwere else in 5 hours commute from Manhattan or less please get in touch I would like to be added to your buyers list and start.I have around 100k in cash, so most likely investments will be around 400k however im also open to smaller deals that i can buy, rehab and sell or refinance   

@Josh Lipoff I have the same question for Orange County in Florida.... any help will be greatly appreciate it. thanks 

I work for a hard money lender her, and while it is certainly fruitful for the owners it's not necessarily the easiest to find qualified clients.Like anything else, it is a grind, but I happen to like it.That said, the rates are being pressed downward as the competition is fierce