I have also been exploring the option of investing in Ohio and Georgia, but I am not yet sure if I want to invest so far away.

Some may be great options for base annual cashflow. 

Or, option 4, go full barbarian.

Id be more than happy to discuss the world of financing options for you first investment.

Your only/best option is to find a seller finance deal.

Often you can not even enter the property, only see it from the outside.I also have options in how we fix it property, sometimes my now 20 year olds and I do it, sometimes we hire it out. 

This helps me knowing these options are out there!

Like-Kind Real Property  The following list of real property asset classes represents interests in real property that usually qualify as like-kind property for 1031 Like-Kind Exchange purposes: Single Family Residential Property Multi-Family Property (Apartments) Commercial Office Properties Retail Shopping Properties Industrial Warehouse Properties Triple Net Lease (Net Lease or NNN) Investment PropertiesAgricultural (Farm) Properties Vacant Undeveloped Land Oil & Gas InterestsMineral RightsWater RightsAir Rights Easements in perpetuityLeases with a remaining life, including options, of 30 years or more Tenant-In-Common "TIC" Investment Property InterestsDelaware Statutory Trusts "DSTs" Investment Property Interests Vacation rental properties (income producing)

To cover the part about college confusion, I am stuck on deciding if it is a good option for me.

Hey Tolu, If you're looking to invest out of state, I think Columbus is a great option to consider.