However, I'd shy away from performing the cost seg yourself.You can technically do it on your own, but to actually claim bonus depreciation on things like furniture, appliances, and certain components of the building, the IRS expects a defensible method...which typically means a professional cost seg study or at least an engineer-backed report.

@Francis Bernadel, for what it is worth, I generally align with Dan H that the OOS investing is often grossly under-risked. 

I’m thinking more intentionally now about aligning with real estate investors, ideally those who are scaling portfolios and might be looking for more consistency across management.That said, I’ve mostly worked with single-property owners so far.

Do the results align with your knowledge, values, and objectives?

And in doing so he uses charts and data to expose some of the deeply held myths (such as regarding sponsor alignment) that many people incorrect believe (and certainly appear in most pitch decks).

I would also invite you to align yourself with some investor friendly agents by offering to run free estimates on homes in need of repairs.

Consider asking for partial payments that align to the paychecks that the tenants still working so that you can see progress move often to guage how things are going, and have them be less behind total.  

Pairing that with low-risk investments like tax lien certificates shows you’re thinking long-term and managing risk wisely.If you're open to out-of-state investing, markets like Columbus GA, Ocala FL, or even parts of the Midwest (like Akron/Canton OH) offer lower price points and cash-flowing properties that align with your goals.Excited to see how your journey unfolds-feel free to reach out anytime you want to exchange ideas or resources!

Agree, but there is one more component that I personally factor in and that is the weather.

Just make sure their fee structure and approach align with your goals.Network locally.