Make offers and get 10% hits.After you get the first deal, nurture it like a baby. 

All baby steps, but very exciting.

However, I see time and time again folks over reacting and throwing the baby out w/the bath water on out of state investing.  

I have started putting wash cloths in bathroom and that has made some difference.

I'm with @Ryan Murdock; No subletting or substitution, no businesses activity INCLUDING baby setting.

Alot of the older baby boomer generation are ready to retire and sell bc they are tired of managing, if you can find a seller finance deal it allows for you to be more creative and flexible with the down payment.  

It worked out great, had a great tenant and was charging 1350.00 on a house we bought for 160k with low property taxes, expenses etc..Currently my mother in law lives in it so she can help with taking care of babies so we aren't making anything on it right now.

The biggest thing you'll have to fight is overwhelm, so it's important to make baby-step progress towards something so that you can say "yeah, I'm moving forward."

Purchasing a duplex is great idea as long as it won't cramp your style with the babies...I am in Central Arkansas and always looking for partnership opportunities.  

From Detroit, east of the city    very little experience , no friends, can't remember much (brain tumor) low -no money, new born baby my motivation, no one on my team (not a single soul just me as of now) , looking to make profits from real estate that could change my life with my wife and daughter