At that point I dont know investing would make any sense, I have heard scary stories I was thinking about short term rentals but that needs constant cleaning after guests and conpetition is very high my friend spent almost 200k out of pockets to buy a property for airbnb and he got 17 bookings per year....

I really don't have the $23k down payment I'd need for a DSCR, and Texas wont let me HELOC the equity out of my other rentals. 

Definitely a chunk of change I don't want to pay, but having my cash back out to do another deal might be worth it... 

David KrulacBigger Pockets Podcast Gueest #82

What you're posting about does not sound out of the ordinary at all. 

Just know that it is a "no days off" kind of business and very mechanical.I would suggest documenting your process via video so that eventually you can bring people on to replace the different hats you will be wearing.Keep in mind of these 5 components of any wholesale business.lead generation, deal sourcing, underwriting, marketing, transaction coordination.

The key to investing out of state is finding a good property manager.  

Going through my real estate journey I have learned a lot, I am 24, a veteran and a graduate from Temple University,I started with aspirations of investing on a property and making a quick flip.My problem lied with fear of failing, my capital and my savings.I decided I wanted to learn the real estate market and know the ins and outs before I would make a bold choice on buying my first real estate home.

My experience has always been better with a local lender.With that said, I am reaching out to David Greene's The One Brokerage about a refinance.

How would you suggest going about finding a deal and managing it out of state.