I too invest out of state but those are purely cash flow plays.

It's impossible to effectively search and the vast majority of the offers are pure crap.

We fund our pure rentals and personals through living on one income and saving the other!

I know, just really annoyed me with the initials.... pure craziness.  

I'll keep looking, of course.If I was a pure return investor, I'd be hands-off. 

I'd love to leave the W2 job opportunities behind and purely focus on real estate, however I understand that it takes money to make money and will use the project management experience I have to rack in as much start up cash as possible to fund my initial investments.This is where I begin...

As a pure investment, you are right, it doesn't look good. 

As we have gotten more successful we have been able to buy pure rentals with my income (we are duel income but live off one) and the profits from our house.

I realize of course that I cannot expect the rent to be pure income.

We have subsequently bought more personal and pure rentals.