In genral they are not patient enough to delay purchasing shiny things.

Hello,I am interested in purchasing a recently renovated $195K property as a 'secondary' home for the next 4 years to use as a future LTR.

@Christopher HeidrichRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Learn the area, meet other investors at meet-ups and one-on-one conversations, and once you feel more confident, you can make a purchase to live in. 

So, the question is not whether to invest remotely, but where to invest.Investment TeamRegarding properties in distant cities: While books, podcasts, seminars, and websites offer general knowledge, you'll ultimately purchase a specific property in a specific location—each with its own unique conditions.

@Moshe MarcianoI recently helped an investor from Orange County purchase a single family home here in San Diego.

Additionally, we have a decent amount invested in retirement accounts, which we plan to continue building over time.As part of the move, we’ll be purchasing a larger home.

Are you purchasing a fix and flip property and looking for a hard money loan? 

These are great questions and a great idea to do some due diligence before the purchase.

I have helped many new investors purchase their first property in Memphis and LIT.