First time investor

Kansas City, Missouri
Out of State Investing
3moFollow

First time investor

Katelyn Laurente
Member since 2025 · 12 posts · 24 votes

Hey BP Forum,

I'm buying my first investment property and it'll be out of state in Kansas City. I'm nervous about managing the properties myself, but I'd really love to gain that knowledge/experience and take on that roll. What tools are we using as out of state investors? Any and all advice is welcome!

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Minho Lee
Real Estate Agent · Worcester, MA · Member since 2026 · 114 posts · 54 votes
3mo

First thing I’d do is lean on the agent helping you purchase the property. Since you’re buying out of state, they should have a solid network of property managers, contractors, and handymen in the area. That’s usually the best starting point.

I’d also join local Facebook groups in that specific city or neighborhood and ask for recommendations of GC's, handyman, hvac and more... You’ll start to notice the same names getting tagged over and over—those are typically the people worth paying attention to.

From there, always call and interview a few options. Ask questions, get a feel for how they communicate, and trust your gut. The right team on the ground will make a huge difference, especially managing from out of state.

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  • Jules Aton
    MD/DC · Member since 2024 · 1k+ posts · 1k+ votes
    3mo

    Best advice I could offer to first time investor would be do your first deal locally if at all possible. Other than that my strategy has been to buy in mostly A, some B neighborhoods with the coveted school districts. 

    1Reply
  • Minho Lee
    Real Estate Agent · Worcester, MA · Member since 2026 · 114 posts · 54 votes
    3mo

    First thing I’d do is lean on the agent helping you purchase the property. Since you’re buying out of state, they should have a solid network of property managers, contractors, and handymen in the area. That’s usually the best starting point.

    I’d also join local Facebook groups in that specific city or neighborhood and ask for recommendations of GC's, handyman, hvac and more... You’ll start to notice the same names getting tagged over and over—those are typically the people worth paying attention to.

    From there, always call and interview a few options. Ask questions, get a feel for how they communicate, and trust your gut. The right team on the ground will make a huge difference, especially managing from out of state.

    4Reply
    • Russell Cabus
      Atlanta, GA · Member since 2026 · 26 posts · 5 votes
      2mo
      Quote from @Minho Lee:

      First thing I’d do is lean on the agent helping you purchase the property. Since you’re buying out of state, they should have a solid network of property managers, contractors, and handymen in the area. That’s usually the best starting point.

      I’d also join local Facebook groups in that specific city or neighborhood and ask for recommendations of GC's, handyman, hvac and more... You’ll start to notice the same names getting tagged over and over—those are typically the people worth paying attention to.

      From there, always call and interview a few options. Ask questions, get a feel for how they communicate, and trust your gut. The right team on the ground will make a huge difference, especially managing from out of state.

      Really solid advice here. 👏 Especially the part about looking for the names that keep getting recommended in local groups.

      I’d also agree that you should still interview a few people. For an out-of-state owner, good communication and reliability are huge—you need to know someone will actually respond when something happens at the property.

      0Reply
  • Caleb Brown
    Real Estate Agent · Kansas City · Member since 2018 · 4k+ posts · 3k+ votes
    3mo

    Happy to connect. If you need a PM don't be afraid to use one

    0Reply
  • Arman AhmedPro Member
    Real Estate Agent · Columbus Cleveland Dayton, OH · Member since 2024 · 2k+ posts · 968 votes
    3mo
    Quote from @Katelyn Laurente:

    Hey BP Forum,

    I'm buying my first investment property and it'll be out of state in Kansas City. I'm nervous about managing the properties myself, but I'd really love to gain that knowledge/experience and take on that roll. What tools are we using as out of state investors? Any and all advice is welcome!


    Congrats on taking the first step! Managing from out of state can feel intimidating at first, but it’s very doable if you build the right systems and local relationships. The biggest things are having a reliable property manager, contractor, and clear processes for communication, maintenance, and tenant screening. I’d also recommend comparing markets like Ohio with Kansas City, since many out-of-state investors like the Midwest for lower entry costs and strong cash flow potential. The market matters, but having a dependable local team is what really makes remote investing work.

    [email protected]614-418-6081
    1Reply
  • Jimmy LieuBusiness Member
    Real Estate Agent · Columbus, OH · Member since 2019 · 3k+ posts · 2k+ votes
    3mo
    Quote from @Katelyn Laurente:

    Hey BP Forum,

    I'm buying my first investment property and it'll be out of state in Kansas City. I'm nervous about managing the properties myself, but I'd really love to gain that knowledge/experience and take on that roll. What tools are we using as out of state investors? Any and all advice is welcome!

    Glad you found this forum, Katelyn! Since it's your first investment and it's out of state, I'd actually recommend having a good local property manager in place while you learn the ropes. A quality PM can handle tenant screening, maintenance, rent collection, inspections, and emergencies, while you stay involved by reviewing monthly statements, approving larger repairs, and regularly checking in with them. I'd also ask for plenty of photos after turnovers and repairs, keep all your documents organized in one place, and build a list of local contractors in case you ever need a second opinion. You can still learn a ton about managing rentals without having to be the one taking every maintenance call. As you gain experience, you can always decide later whether self-managing makes sense for you. Happy to connect and answer any questions you have!
    [email protected]614-300-7535
    Jimmy Lieu, Red 1 Realty4.9122 Reviews
    WebsiteView Page
    1Reply
  • Mike PaolucciBusiness Member
    Realtor · Columbus Cleveland Dayton, OH · Member since 2022 · 504 posts · 556 votes
    3mo
    Quote from @Katelyn Laurente:

    Hey BP Forum,

    I'm buying my first investment property and it'll be out of state in Kansas City. I'm nervous about managing the properties myself, but I'd really love to gain that knowledge/experience and take on that roll. What tools are we using as out of state investors? Any and all advice is welcome!


    First thing I tell all my out of state clients is to hire a property manager. Especially if you're new to the market. They'll help you more than you'll realize with connections for everything. They'll also be a good buffer between you and tenants who love to pull on heart strings and string you a long and take advantage of you. To be fair, that is a small group of tenants but you'll run across them a lot. A PM's contractors, connections to local programs, experience on local leasing ordencnes and what knowledge of what works in the market is HUGE. 

    Second thing is to make sure you take a couple of trips out there to check on the property (if you don't have a property manger). Even if you have a PM, you should still take a trip out at least 1-2 times a year and see how the property is doing. 

    [email protected]614-892-9184
    Reafco - Mike Paolucci 512 Reviews
    WebsiteView Page
    2Reply
  • Kamil Lysik
    Property Manager · Warsaw · Member since 2026 · 107 posts · 38 votes
    3mo

    Congrats on your first investment property! Managing an out-of-state rental is definitely possible if you build good systems from the start.

    A few things that have worked well for many long-distance investors:

    • Use property management software (Buildium, Avail, TenantCloud, or TurboTenant) to handle applications, leases, rent collection, and maintenance requests.
    • Build a reliable local team before you need them—a good handyman, plumber, electrician, HVAC tech, and locksmith can save you a lot of stress.
    • Install smart locks so you can grant temporary access to contractors without coordinating keys.
    • Have tenants submit all maintenance requests through an app with photos. It creates a paper trail and helps you prioritize issues.
    • Use virtual inspections when possible, but plan to visit the property at least once or twice a year.
    • Set clear maintenance spending limits so vendors know when they can proceed without waiting for approval.

    My biggest piece of advice: don't try to save money by skipping your local network. A trustworthy team on the ground is what makes self-managing from another state realistic.

    Good luck with your first deal—it's a great learning experience, and once you have solid systems in place, managing remotely becomes much less intimidating. Kind regards Kamil

    0Reply
  • Mohammed Rahman
    Real Estate Broker · New York, NY · Member since 2020 · 2k+ posts · 1k+ votes
    3mo

    Hey Katelyn,

    Congrats on your first investment! 

    Get plenty of boots on the ground. Ask for referrals in the Kansas City area for contractors, handymen, plumbers, HVAC techs, electricians, and even a reliable cleaner. Having a trusted network of people who can respond quickly is one of the biggest advantages you can have as an out-of-state investor.

    Stay organized from the beginning. Keep maintenance records, save receipts, document every repair, and create simple processes for things like rent collection, maintenance requests, and tenant communication. Those systems will make it much easier to scale if you buy more properties.

    I'd also spend the time upfront putting together a strong lease and setting clear expectations with your tenants. A well-written lease can prevent a lot of issues before they ever come up.

    Good luck, and feel free to reach out with any questions - my DMs are always open!

    1Reply
  • Michael Manchester
    Specialist · Florida · Member since 2026 · 29 posts · 17 votes
    3mo

    It is definitely possible to manage properties out of state, but I've heard no end of horror stories from even experienced investors getting completely ripped off - you really need a team you can trust.

    My expertise is more on the financing end, so I would triple check with your lender that they will allow you to close on an out of state property as a first time investor. It can be one of those situations where a loan officer didn't think of it, or is hoping for an exception - and you end up getting the loan declined days before you expected to close. 

    1Reply
  • Mark Pettie
    Member since 2026 · 1 post · 2 votes
    3mo

    Congratulations on your first investment, Katelyn! That's exciting.

    If you're managing from out of state, I'd recommend putting solid systems in place from the beginning. A few things that can make a big difference are finding a reliable local team (cleaners, handyman, contractors), using a property management platform to stay organized, and having clear communication processes with your tenants or guests.

    Even if you decide to self-manage, building those systems early will save you a lot of stress as you grow. Wishing you the best on your first property!

    2Reply
  • Rachid AbadliBusiness Member
    Investor · Sacramento, CA · Member since 2024 · 129 posts · 37 votes
    3mo

    Katelyn, congrats on taking the leap — and Kansas City is a solid market for cash flow.

    Out-of-state self-management is absolutely doable, especially with one property. I manage my portfolio remotely for stretches, and here's what actually matters.

    The team is everything (everyone above is right about this), but I'd prioritize differently for a first property:

    • A reliable handyman or general contractor — this is #1. Eighty percent of maintenance is minor stuff. Find someone who answers the phone and shows up.
    • A good plumber and HVAC technician — the two emergency categories you can't DIY from out of state.
    • You do not need a full property manager for one property. You need a system.

    On tools, Kamil listed several good options. The one thing I'd add is to make sure whatever you pick has a tenant portal where tenants can submit maintenance requests with photos. This is the game-changer for out-of-state management. Instead of getting a text saying, "Something's leaking," you get a timestamped photo of exactly what's wrong. You send it to your handyman. Done. No phone tag and no guessing.

    The nervousness is normal and healthy. It means you'll be careful. The landlords who get into trouble are usually the ones who aren't nervous enough.

    A few things that'll help you sleep at night:

    • Set up autopay for your tenant from day one.
    • Get landlord insurance (not just homeowner's) with loss-of-rent coverage.
    • Keep three to six months of expenses in reserve for that property.
    • Document everything — every repair, every communication, and every payment.

    You're going to make mistakes on the first one. Everyone does. The key is having systems that catch small problems before they become big ones.

    Good luck, and keep us posted on how it goes.

    LeaseBase.ai
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  • Carli Jones
    Property Manager · Kansas City, MO · Member since 2026 · 4 posts · 4 votes
    3mo

    Hey Katelyn! KC local here! Welcome to KC investing - it's a great market to be jumping into right now.

    Quick question first - are you planning to go the STR or LTR route?

    For STR, the tools I'd consider non-negotiable out of state are a channel manager like Hospitable for automated guest messaging, PriceLabs for dynamic pricing, and Breezeway for turnover and cleaning coordination. Between those three you can run a property pretty hands-off once it's set up properly!

    For LTR, a solid property management software like Buildium or TurboTenant goes a long way for lease management, rent collection, and maintenance tracking.

    I think though the biggest thing out of state investors underestimate is the local vendor network, having a reliable cleaner, handymanm plumber, etc. you can trust on the ground.

    1Reply
  • Marcus BolesBusiness Member
    Real Estate Consultant · Memphis TN · Member since 2026 · 9 posts · 1 vote
    3mo


    Welcome to Real Estate Investing!

    I'm originally from Kansas City and then moved to Memphis to continue my real estate investing. But before I moved physically into the market, I found that connecting with local professionals in the area for each division (title company, agents, contractors, etc..) made this investing strategy of Out of State Investing (Flips & BRRR) a lot smoother and profitable!

    I continue to do this in Memphis and other markets as well. I would recommend the same for you. Feel free to reach out directly. I'm happy to help and share what I have learned along the way!

    [email protected]816-204-0236
    Kingdom Resources INC
    WebsiteView Page
    0Reply
  • Mohammed Rahman
    Real Estate Broker · New York, NY · Member since 2020 · 2k+ posts · 1k+ votes
    3mo

    Hi Katelyn,

    Can be a great learning experience as long as you have a strong local team.

    I'd focus less on software and more on systems. A good platform can handle rent collection, lease signing, and tenant screening, but it won't solve problems if you don't have reliable boots on the ground. I'd prioritize building relationships with a handyman, plumber, electrician, and an investor-friendly agent before you close.

    For software, I've heard good things about TurboTenant and Avail for newer investors. They cover most of what you'll need without being overly complicated.

    One piece of advice I'd add is to have clear criteria for when you'll handle something yourself versus when you'll hire it out. Saving money is great, but your time has value too, especially when you're managing from another state.

    Good luck, and feel free to reach out if you have any more questions - my DMs are always open!

    0Reply
  • Kerlous TadresBusiness Member
    Realtor · Columbus, OH · Member since 2023 · 1k+ posts · 1k+ votes
    3mo

    Self-managing out of state comes down to two things: a reliable local handyman you can actually trust, and a software like Buildium or TurboTenant to handle rent, maintenance requests, and tenant communication without you being on-site. I'd also recommend joining local Facebook groups or BiggerPockets threads specific to your market so you can build relationships with people who already know the area.

    [email protected]614-490-1163
    Kerlous Tadres | Reafco Real Estate542 Reviews
    WebsiteView Page
    1Reply
  • Nick Sansivero
    Rental Property Investor · Member since 2026 · 56 posts · 30 votes
    3mo

    Ive purchased out of state 3 times, I'd highly recommend a property manager. If you're insistent on self-managing then I'd at least bake in the 10% management fee when running you're numbers in case you change your mind. 

    Have you decided on a market yet? Here's a heat map showing highest rent-to-price ratio markets (in red) by county near Kansas City. Best of luck!

    1Reply
  • Ken M.
    Investor · Get yourself trained before doing something inadvisable. · Member since 2024 · 3k+ posts · 1k+ votes
    3mo
    Quote from @Katelyn Laurente:

    Hey BP Forum,

    I'm buying my first investment property and it'll be out of state in Kansas City. I'm nervous about managing the properties myself, but I'd really love to gain that knowledge/experience and take on that roll. What tools are we using as out of state investors? Any and all advice is welcome!

    Nah, you don't want to go through the trauma of investing out of state.

    It's like the guy who was hitting his thumb with a hammer and his boss asked him why he was doing that. HIs reply was "because it feels so good when I stop".
    0Reply
  • Kamil Lysik
    Property Manager · Warsaw · Member since 2026 · 107 posts · 38 votes
    3mo

    My biggest piece of advice is to treat it like a business from day one. Create clear processes for tenant communication, maintenance, and emergencies. You don't have to do everything yourself forever, but managing your first property will teach you a lot about what to expect before you eventually decide whether hiring a property manager is worth it.

    Good luck—you've got this!

    2Reply
  • Milton ChamberlainPro Member
    Real Estate Agent · Kansas City, MO · Member since 2019 · 236 posts · 107 votes
    2mo

    In my experience rent spree works great! And I have used Zillow applications before, which can simplify the tenant application process. Reach out if you need assistance advertising the rental and placing a tenant!

    [email protected]573-356-1607
    1Reply
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