It's hit or miss, it really is a numbers game, you have to commit to doing it regularly for a long period of time, and not get discouraged when it seems that the only responses you're getting aren't really deals.But it can definitely pay off if you're willing to commit to that.

We had a super detailed letter from the dad-in-law on how the husband made a massive game changing contribution to the business, whole 9 yards, didn't cut it.We don't have all the details of your scenario, but when you mention dad as both employer AND cosigner, it starts to share elements -- "the dad obviously really wants you to get the loan or he wouldn't be co-signing, can we really trust those paystubs from said dad?" 

Check out this article for more on that option.I would definitely recommend trying to find a "dream team" to help you get established in real estate investing.

@Henry Kaldenbaugh they may need to be probated to establish a personal representative of the estate who is authorized to sign the offer.

How would go about developing a game plan with them?

Again it only makes sense to invest out of state if you can scale to five properties in a couple of years since vacancies And maintenance repairs are part of the Game.

Now my husband is retired from Blizzard Entertainment Irvine CA after working in gaming for the past 25 years and I run and grow our property portfolio.

According to the law Qualified Opportunity Funds (QOFs) can be established to channel investment into businesses or development in these under-capitalized Opportunity Zones, mostly in low-income or transitioning areas.

He knows the game! 

It collects all the tenants information the electric/gas company requires to establish the account.