I would like to take my funds and invest out of state.

You can also run your STR in your personal name or elect to start a company that operates the STR i.e. branding.If you do not qualify or for some other reason do not want or cannot qualify for conventional financing, you will likely have to go to some sort of DSCR or other business purpose loan route, and they will actually require you to put it into an LLC.

We have the funds now in order to do more than we think even, but I am also being conservative as we are not used to such risk and have been doing CDs and mutual funds instead.

I gave the tenants the option to either maintain the lawn themselves or to have my lawn company maintain it at an additional cost in their rent.

An index fund is a better option...eventually, I'm a fan of paying them off and treating them like fixed income, but not now assuming that your financial house is in order and you like owning and managing real estate.

Does your company also offer (off-market properties) - Thanks

I see this company called Investors Edge.

I have done deals with my parents where they have provided the funding and I have just paid back the loan.

I own real estate outside of CA, both in the country and internationally but have chosen to rent in Hermosa Beach due to the high cost to buy a home in coastal southern California.The apartment complex I live in was bought April 1st by an private equity company who gave all the residents a 60 day notice to vacate so they could due a total rehab.   

Their Denver multifamily fund is closing soon and looks very intriguing.