Now, your performance history will play a greater factor. 

That's where a mix of mass mailings to door knocking (not my cup of tea) comes into play and you might be able to do a "cash for keys" type deal.Does any of this help?

This neighbor unknown to my mother, had built a chicken coop, play area, parks his vehicles on the lot, installed a garden and to top it off - built a wire fence around my Mom's lot!  

I'm not a lender, so I'll speak to this as a fellow real estate investor.Looking at primary residences you're best low-money-down play would be a 3.5% down FHA loan, or a 3 or 5% down Convetional loan (unless of course you have access to the 0% down VA loan). 

The easiest play to do out of state investing in is in a location you have lived or have family from.

Not enough information, as we would need.What your living expenses are currently.Do you plan to have a spouse and or children.Do you want both you and potential spouse to retire or just you.What do you want your standard of living to beWhat investments are you willing to make, because this isn't going to happen with savings alone.Many other factors play into this, so the best thing you can do now is just save as much as you can.

And during a pandemic since they didnt write a play book for this most people are concerned about their situation first . ( I am for sure)

Better than playing house at my expense. 

I expect to walk away with 400-500K but my investment strategy is on the conservative side and I don't see me purchasing another property with similar value any time soon (I don't play in that arena yet-but remember my name so you know me in 10 years). 

It's just a game I can't play while also doing real estate.