All of my investors who live in CA do not buy in CA instead they buy in places like OH, IN, TN, FL, OR, AZ, TX, GA, LA.You could pick any of those states and buy a Duplex for example under $250K and it will cash flow right out of the gate.

How is Niceville for living in, (safe?

I am currently living in a home that is worth 725k.

I used to live in Hawaii , and the entry barrier is just high.

Those are phone calls I don’t need to deal with living out of state.

My personal mantra is that I invest passively so I can live actively, and private lending allows me to do that!

Also, is there a fee, if so, how much, and is it possible to start my quest for a Nevada real estate license while living in the state of Texas….

I'm currently living down here but all my financials (assets, bank accounts, income, tax filings, etc) are in the US.

You could sell everything off and live off the cash.You could learn about seller financing and sell your properties over time, collecting payments each month without having to deal with tenants and toilets.Have you looked for a local investor group? 

Those that don’t ban them are choosing like Las Vegas to make you live in the property while it’s rented out.