I have responded to private lending questions numerous times.  

but as someone who has owned numerous brokerages over the years and had hundreds of agents come and go working for us.. 

There are numerous online crowdfunding sites that would be worth looking at for fix and flips.I can't speak for their returns or security, but a few to start looking at are Peerstreet, Fundthatflip, & Patchofland. 

Over this past year, I have listened to numerous podcasts/webinars, read numerous books, and have tried to build my network so I will be prepared when the time comes to invest in my first property.

There are some complications to doing business far away from where you live.Here are some basic elements that you will want to establish before you fully commit to the investing of real estate out of your state:First , you will want to make sure you have a clear and precise target property.

What elements make income properties profitable?

I know every property will have its own unique elements, but I'm really interested in the 'make or break' elements.

@Bradley Scruggs I think the biggest hurdle that I can't seem to get over is the trust element.  

Try integrating other elements of outreach into your campaign like cold calls, text messages, RVM etc.

I guess the only one was that the hot water was not hot enough.I drove an hour to go check and make sure one of the elements had not gone out.