@Helen Brennick The BRRRR strategy is great but keep in mind what @Travis Timmons mentioned.

It's a smart strategy, especially for first-time investors looking to maximize their real estate investment returns.

That's the really the first thing to figure out, if conditions even warrant or allow this strategy. 

As long as you develop your Core 4 like David Green’s mentioned in his long-distance investing strategy (realtor, contractor, property manager, and lender), you should be able to invest anywhere with confidence.

Looking for deals out of state may not be a bad idea, although I would not recommend it for a new investor unless you have good knowledge and have had time to study the market you want to invest in.Another option is to tweak your strategy a bit, and instead of looking just at the cash flow, you look more at appreciation, which brings me to your comment about having missed the boat.

I am still active duty with a few years left, we are developing our investment strategy now (LTR, STR, Notes, Liens). 

- What is your automation strategy especially cleaning scheduling and dealing with customer requests, esp. at midnight?

When it comes to investing out of state (OOS), here's a simple tip: Begin your search by looking into cities or regions that fit your investment goals and strategies.

Understanding the mechanics is essential for knowing when and how to scale. 

Tax Deductions and Credits: Be aware of potential tax deductions and credits related to real estate taxes, which can significantly reduce your overall tax liability.Real estate taxes can be a significant expense, but with the right knowledge and strategy, you can ensure you're not overpaying.