After that I plan to focus more on cash-flowing markets out of state. 

There are a lot of hidden opportunities in our market.

Here’s a 10-step process to get started with out-of-state real estate investing:Research and Select a Market:Identify markets with strong economic fundamentals, job growth, population growth, and potential for real estate appreciation.Consider factors like rental demand, vacancy rates, and local landlord-tenant laws.

I've never marketed it to groups larger than 8, so I don't get as much rent as I could.  

Indiana has a good rental market! 

What are the market rents for the property and do you have $15000 for the down and $8000 for all the closing/title/settlement/new impounds?

We have found that finding an investor-savvy agent to buy property on market and a solid wholesaler to buy off market properties is the perfect marriage to find deals. 

Broadly speaking, I would say network with developers in your market that are doing what you want to do.

We also have 100’s of markets with their own MLS rules as well.

However, with 25 years of experience in RE Syndications, there are several major red flags I look out for:High Cash Flow.Aggressive Marketing.Lack of 100% Transparency in PPM and Marketing Material.Whenever cash flows exceed market expectations, I question the sustainability of such returns.