It's a job.

That is a difficult thing to achieve and if you want to wait until you have that type of market knowledge you might end up not investing out of state.My two cents would be the following: make it a point to schedule regular visits to your target market.

If they can make 3 grand on a deal on the side of their regular job, then that was a good month for them.

I am starting a new job and as one of the benefits, the company will match dollar for dollar up to 3% into an IRA. 

You can still get a loan on it but it means you have to get a commercial loan (usually 5-10yr maturity with balloon, 25-30yr amortization schedule though). 

Doesn't need to be a paying job.

If they start sending you listings, they're just doing their job to market themselves as the person you should work with because they're thinking of you.

@Ryan Holden I like to schedule them so they see each other as one is coming and the other is going.

It's a job done from a distance.

I’d also be interested in a W2 job that involves REI if you hear of anything!