Long-distance DIY investing is definitely a viable strategy, you just have to do the legwork of developing a solid team that you can easily manage from afar.Of course, if your primary goal is to get into a more passive form of REI, Turnkey is likely going to be one of your best options.

Your best bet is to start having conversations with local/regional/community banks in your area. 

@Steve Picker maybe I'm not venturing out far enough...as all I see bandit sign wise is for new and upcoming properties by developers.

As a side note, we recently developed an interest in freshwater fishing... any bass anglers out there?

I am interested in the BRRR Strategy, long term holding for cashflow, house hacking my first deal, and developing quality relationships with good people who will help me improve as a human being. 

One issue will be if you are buying a townhome or condo in those areas, most are legally structured as condo's and FHA has restrictions on condos will limit the developments you can purchase into the ones they have already approved. 

Its a capital gain market not cash-flow. unless you can invest in Commercial or develop to hold. 

I have to find my own deals on realtor.com AND zillow email alerts based on a filter.My low ball offers are much more likely to be given a serious look because i developed a relationship with the listing agent, my best resource to take my offer to the seller and make the pitch. 

Being a parent not withstanding, good will is difficult to build and very easy to loose.I would rather owe the banks and if a jam develops have family back me up then get into  a jam with family.

My first REI deal was also a similar disaster except it was a development project.