@Andrew Bang this is a good perspective to hear from a lender, as a lot of the BP community (at least us newbies) fall into the energetic, less money category. 

They do Facebook marketing, PPC.They use their GOOD name as a BRAND and they fall back on that good name reputation to make deals and get clients.

I've been running the numbers and looking at properties in Philadelphia, specifically; Mt Airy, West Philly/University City Area, East Falls, South Philly, Chestnut Hill, Manayunk, and Roxborough.

BiggerPockets Bootcamps are now live for the fall.

I have a couple of investment opportunities in the area of Beaver Falls.

Many on BP are focused on Reg D Rule 506b and 506c syndications, but your specific situation may not fall under those.

Hi Tralecia, in Ohio, if you fall out due to one of your contingencies you are supposed to get your earnest money back (unless otherwise specified e.g non-refundable EMD).

If anyone is investing "hands-off" and relying on you to generate a return, you have created a security and your activities fall under SEC laws.Seek competent counsel.

If you would like a process for finding an investment Realtor, let me know.In ConclusionLong answer, but I hope this will provide a process for buying properties remotely without buying from a turnkey provider.Cant recall the BP member but remember the guy that was predicting Vegas down fall worse than 08  ..

I think the whole salers thought they’d discovered a cheap market about an hour north of me, hence the flurry of activity, but the properties in the particular location go on market in as is condition and all need to be rehabbed but the tenants just trash them so anyone who knows the area isn’t going to fall for that.