For various reasons, I’m going to attempt to purchase my first investment property out of state.In doing my research, I came across the book by David Green called Long Distance Real Estate Investing, where he outlines his process.

However, IN THIS VERY MOMENT , I am  TIGHT ON CASH... and thus the reason why $130k right now sounds enticing! 

What I'm interested in doing, for several reasons (most importantly the difficultly of my home market) is so-called virtual wholesaling -- wholesaling outside of my area.

There is only a few reasons to buy single family houses as a rental, one reason is when you are "house hacking", if there is high demand for it as this time, if I was doing a "Lease Option, and it has a good location, several amenities there and close-by good schools nearby, good retail nearby, public transportation with a nearby bus stop, etc.. 

For some reason no one ever likes to mail anything they want to drop it off so we have a mail box that goes into a secured box to our building so we are fine with that. 

Longview is a stable market with reasonable appreciation expectation.

My wife and I primarily invest out of state for a number of reasons, but we do have a few Anchorage contractors we’ve had good luck with.

Guests can be asked to leave for a variety of reasons but if they are tenants then it could be a lengthy and costly eviction process for each person who chooses to stay. 

Other than that you're numbers look pretty solid, and the expenses you calculated as a percentage of the income seem to be pretty reasonable.

There are reasons for it, but the way this seems to be headed, is not the reason to partner.Lease options are great...but this is not the way to do it.