I would also mention to the OP that the IRS does state that use of airline miles is NOT deductible. 

Hi, is there anyone here that self manages in Memphis, TN out of state if so, can you please share how you have tenants pay rent do you use Zelle, property management Sofware?

One way to state it for your potential guest is that the lease has a lot of language required by the state of CA but, at the end of the day, it protects both of you so it's a good thing.

Should i invest out-of-state?

For context, I spent a decent amount of time building AI tools in real estate and shared this article AI in real estate what is hype what is real in BP a a bit ago.If you are paying $250, and it is not making that money back, then it is wasted money. 

@Vikranth Biradar Here's an article with additional FAQs on cost segregation studies that you may find helpful.

The other issue, as it has been stated, is that it becomes financially tricky to take a property out of the portfolio, so you also sacrifice flexibility at a time when you begin to scale and flexibility can be really important. 

I really want to start a “ Texas Buyers Club” of out of state investors.

@Jenny Lian  depends on the state. 

Accountants are in such demand, that the best are not even accepting clients half the time.The other problem I see often with accountants on here is that they specialize in larger investors, and have really high prices when you as a smaller investor do not need all the bells and whistles.Another thing I see is folks thinking they need to have a tax professional in their state.