I am a level III CFA candidate for those in the finance world, and I'm very excited to hopefully get that monkey off of my back after the June exam and turn all my study hours into real estate investing hours.Since I'm not trying to invest in such a hot market like San Francisco for my first deal, I'm focused on out-of-state investing. 

Good luck to you.That is excellent advise 

That is an excellent strategy!! 

But then again, maybe you would excel at it.

With excellent credit why am I being quoted at 6.5% for an investment property, (non owner occupied, 20% down 30 yr mortgage). 

However, my gut tells me it's not a good rental candidate for the area.

I know BP is excellent for REI education/knowledge but has it helped increase your income?  

This is one of the deals I am looking at it's an 18 unit family unit apartment complex in an excellent area where the rent's similar will go for higher.Here is the deal:Asking price: 2.8 Cap Rate: 6%Avg monthly rant of all 18 rental is: $1200 * 18 = 21600 a monthYearly revenue of $259,200Vacancy: 5% (12,960 ) - I know this is lowNOI: 246,240Exp: $74,000 a  year (30% of the NOI) I know this is low as well. 

Both excellent states. 

All of the choices that you listed are good candidates, but I think it's worthwhile for you to go interview with the brokerage to see if they meet your needs.