I'm a proud father of my infant son and a loving husband to my wife.

We need 420k+ closing costs and as I said we have about 10% or 210k of the down payment from my fiancee's father passing.How do I attract investors from other states who will trust me and a property management company to run the property?

Obviously, you should verify they are what they say, but you'll be pleasantly surprised in many cases.I have a similar situation with my own father.

For example, I buy a house near me for my elderly father to live in rent free.  

The mother, who made the most money, was forced to quit her job to take care of the child for father/husband career reasons.

@Bobby Larsen so no first hand experience with actual money in Albuquerque but my father and step mother have owned property there along with my siblings.

I'm currently using that war chest to pay down other debt as I cannot find great opportunities right now.My father taught me this strategy; hold forever.  

Do what your Father tells you to do, without complaining.If he wants you to get up at 6:30 am and go with him to paint walls--just do it like a soldier--even if breakfast has to be missed.In other words, even if you are tired and having a bad day...do what you are assigned to do--and get it done--on time--on budget--in a workmanlike (not kid) manner (without complaining).Show your Father you are man enough to handle things like a man--without quarreling with him, or dragging your feet.Learn to do that, and you guys will be a formidable team--and your Mother will be impressed.Good Luck!

My father has encouraged me to jump in and has even offered to give me the downpayment on my first property, but I am not the type of person to do something willy nilly.

I also have no doubt that your understanding of private property rights aligns more with Bernie Sanders than it does with the founding fathers.