After some research and thinking, I have come to the conclusion the best starting point for me to buy my first out-of-state property is going to be in West Virginia. with a low price point to start with I think I can learn a lot and make some mistakes on the way. 

Hi all, I am ready to invest in my first out-of-state rental property and after some research I am leaning towards focusing more on the Texas and Florida markets.

But sounds like you have more due diligence to potentially do.

I've been reading books and doing research and I want to start actually investing in out of state properties.

The owner financed position is a potentially zero interest loan that should be considered.Another quick note: consider leasing his land with an option agreement as well.

Based on current rent not potential rent max price should be 900k to be able to cash flow property. 

Research published here on BP suggests that 80% of your contacts from a list will come after 3 to 5 mailings.

I also considered the appreciation potential.

Does not matter from whom you borrowed and where they got the money to lend you.Third, their situation is potentially problematic.

A hard money loan could facilitate your fix-and-flip project, offering quick funding despite potentially higher interest rates and shorter terms.