I think your biggest mistake is thinking that any investment is risk free.

The biggest problem I face as an out of state investor is to zero in on the markets and getting the right zip codes.

The MLS has withered as a source for good deals.

They source the property2. 

I'm looking for a solid month to month lease agreement if anyone knows of any online or through BP. I have the year lease agreement but my tenants are moving to month to month now. Thanks!Cheers BP!

@Rich Rodman the biggest risk is fear.

In fact, my opinion, because of issues with a particular store, is that LOWES SUCKS, but I must use them as Home Depot and my other sources don't have everything I need and QSP deals are just too hard to pass up.

It actually works out better for them (you get better deals when paying in cash), but they have a good primary source of income to sustain that type of investing. 

I went to school and worked in Seattle for a few years before moving back to Hawaii...one of my biggest regrets was not venturing east to explore the rest of the state!

I keep 50% of all deals, while the other 50% is broken up between lenders.Lender A gives $500 and receives 1/5th of 50%Lender B gives $1,000 and receives 2/5th of the 50%Lender C gives $1,000 and receives 2/5th of the 50%All lenders get a copy of the lead tracking reports from either source for transparency's sake.