Long Distance Real Estate Investing by David Greene was a good blueprint for getting my OOS business set up, if you're going the OOS route I definitely recommend that.I started off similarly--graduated with an engineering degree, decided to invest in real estate, and started house hacking.

So we:Concentrate on location within appealing towns, often ones next to very expensive townsHigh owner occupancy and low rental percentagesWalking distance to something appealing/transportationHas some advantage over nearby options, to avoid “widget” competitionIs appealing to an end user/ retail buyer, likely starter home or downsizing, to avoid investor to investor sales.Figure out ways to add valueWe aim for B to B+ properties or ones we can transition to that.

As local investors who are on the ground scouring everyday we can sometimes find one here or there, as a long distance investor it would be very hard to find one without doing significant rehab. 

My work location exacerbates my problem as I'm tethered to downtown and I'm trying to avoid a massive commute.

Now, it looks like we will be selling it to my in-laws, who currently live a fairly good distance from us and are getting up there in age.

The only reason we found out was because he called us when he found out that our tenant had a home day care business - an obvious no-no within a certain distance of the sex offender's residence.

There have to be specific distances between the tub, toilet, sink etc.

It does not have to be the same person.I'd prefer to stay local to Central PA - I realize that being passive would allow long-distance investing and that would allow for greater diversification - but I may want to take over management of the properties myself at some future time, so I want them to be local.I don't have a strong network where I live - I did not grow up here, and I'm self employed as a computer programmer - so I have little interaction with the industry.Thanks for all the excellent info that is posted here.

But for a vacation rental its a little more important for the lock to work when there isn't a service desk within walking distance.

I have not given any consideration of other areas outside of my one hour driving distance.