The only way you can lower that risk is if the deal is so good that the investor who will provide that GAP money for you is willing to take the risk because you can't mess it up since the deal is so amazing. 

If it's one or 2 students and you get parents to co-sign , your risk is lower.

Not impossible, but far more risky.

That's a risky play! 

@Bob MaleckiIf the Seller shipped the unrecorded lien leaving you to record the chain along with your purchase AOM the risk is very minimal.  

Is it too risky to invest out of state for a newby like myself?

I thought about the other options but they seem more considerably risky.

The downside risk is too great when you approve to avoid a vacant unit.If low vacancy is important I suggest you shoot for the many little developments around Frederick city and county of 3-4 bd 2.5 bath townhouses that go for $150-200k.

I have absolutely no experience at all in real estate, but i'm very interested and motivated.I'm looking to either put everything in one multifamily house in a appreciation area, or get two cheap houses in cheap areas like Memphis, Detroit ( i know its risky, but its the best cap rate i've found), somewhere in Florida ?...

Calculated, but a risk. I