That's some great info.

In the event the property taxes are low on the property, you may want to look into changing title ASAP to save property taxes for years to come.

As for where to invest it, I would consider a High Yield Savings Account, right now you can earn up to 5% on your money and its accessible whenever you need it.

That adds up to almost $24k/year for one property.The Difficulties of out of state investing include minimal market knowledge, difficulty building/maintaining the team, no option to self manage to save money, and harder to do heroics if needed from a far (we once had an OOS duplex get hit by hurricanes 1 year apart.  

It saved me a TON on my personal home this year, though. 

Then she will save at least a small boatload of taxes by not selling before her passing. 

@Brian CauldwellThanks for the info Brian!

I’m just curious on how some of you pros would start out if you had a stable dual income household $135k/yr, a 3 month emergency fund, and 15k saved up.

All of this seems like a lot but it will save you a lot in property taxes. 2011 was a good time to buy a house as the value were low.

Happy to point you in the right direction / share some info that might be helpful as you start expanding into your own projects