OOS people in your area and mine quickly realize the deck is stacked against them for picking places in passable neighborhoods and carrying out long-distance rehabs.If small multifamily is what you want, you can keep looking for your unicorns, or you can figure out a different business strategy.

Pick up a second job that pays a wage or salary to have income?

I've bought at least 30 meals over the last year from taking friends and friends of friends to lunch or dinner to pick their brain on lessons learned.  

My advice is to start off with a 50% offer and say you can come pick it up that day.

After that, Rich Dad/ Poor Dad.

Pick a market you are comfortable with or like to visit. 

The first pillar is avoiding unnecessary and risky activities (don't drink and drive, insurance generally won’t cover your poor decisions) and take good care of your investments - these simple steps will help you prevent lawsuits before they even occur.

Again more or less highest sales.You can ask to see their evidence before you get there, so you can try to pick your battle.One thing the review board said in my case in Dallas last year is that pictures are worth 1000words. 

If you have a full time job and don't have the time needed to poor into a rehab, then turnkey may be the better option.

In fact, there was a time where the tow truck gave up due to such poor conditions.