My husband and I are looking to buy our first ever real estate investment out of state (we live and rent in NYC. we do not want to buy here due to high cost of properties and high tax rates).

Those are the ones who most likely will be less hit by Special Assessment and, with the current "fear" in the market, are a good option to buy at a discounted price.

Also looking to build a good local team - Any recommendations?

We have one right now finishing up, high end small custom> 95% return cash on cash, bought land retail 2.5yrs ago (peak). $1.7M costs, $2.25M completed value.

Unless you are flipping high end homes you do not need this.

It is good to network with various lenders and investors to learn what kinds of terms are currently being offered. 

They are good paying renters.

Her credit score is good at 745 and frankly, we could pay off some zero interest credit card balances that would likely bring her score up near 800.

@Haley ElisabethYou are not missing anything but there is what I would call good debt and bad debt.For example if I buy a property cash, rehab it and it has a $300,000 value and can be used as a rental and provide cash flow - getting a $150k loan on that asset to buy another (not blow it on toys) say $300k asset I have 2x future appreciation than one asset.

I have seemingly found a good realtor but the mortgage broker has left me high and dry.