this is a great question, and one that gets asked pretty frequently.

Also those taxes, well you know the story.My last Phoenix investment property was sold about three years ago, I still get frequent calls from wholesalers who want to "buy it".  

I work in the Memphis and Indianapolis areas frequently.

With a partnership, you can buy more frequently.  

Commercial space works a little different: Invest time and energy in broker relationships, make a list of people to stay in touch with, stay on their radar and check in frequently.

Usually it's okay if you OO one side, but these things tend to change frequently. 

The kitchen design lab has a great variety of kitchen cabinets and counter tops. https://www.purchasecabinets.c...For tile: Floor & Decor, Wayne Tile, The tile shop, lowe's, home depot

Since this will be our vacation home and place we frequent, we’re not in a huge rush and are ok with waiting until we find what we want, renting it out when we’re not there is just a plus. 

They have a variety of loan programs that may work for you like rehab loans, ReFis, DSCR products, or 30 year interest only loans.

I have about $10k to put towards a down-payment and an increasing variety of loan program options from some first time homebuyer grants (duplex eligible) as well as a mission-driven hard money lending program that's focused on getting locals to undertake scattered-site rehab and to curb gentrification from outside investment and yuppie tenants; then there's FHA 203k which I've heard can be alot to manage for a first-timer.