My recommendation: focus on house hacking plus a simple BRRR-style value add on renewal or turnover, keep expenses tight, and start raising private money by sharing your story and numbers.

No shade being thrown of course, it just isn't true in my experience with flips in those areas, and yes buy and hold do cash flow good on paper in those areas, but if you want to be in an area with good growth I'd avoid 80% of Price Hill and Westwood. 

A 50‑year mortgage boosts paper cash flow by stretching payments, but you trade it for far more total interest, slower equity build, and likely tighter prepay rules; that only makes sense if you’re buying a true cash‑flowing asset and need the lower payment to clear DSCR or reserves.

Forget trying to walk them through a simple repair over the phone, to avoid sending a ServiceTech and saving an owner money.

If you go where these people are, make a simple pitch, not pushy just detailing who you are and what you do.

No heavy rehabs.Use private money or short-term capital to acquire them.Structure that private money to be paid off within about 5 years - smaller loan, faster payback.Then sell the property on terms using seller financing with a 30-year note to a family who wants to own, not rent.The buyer makes fixed monthly payments for 30 years.After the private money is paid off in year five, the income continues for another 25 years - steady, predictable, and debt-free.In simple terms:You’re financing like a car loan but selling like a mortgage.The result is a portfolio of free-and-clear homes that still send monthly payments for decades, without renters, maintenance calls, or refinance risk.Why it works:Shorter debt horizon = faster path to financial freedom.Selling as-is means no rehab costs or turnovers.Owner-occupants take care of the property.Payments are consistent and long-term.It’s not about leverage.

In my experience, a good way to start in real estate is to focus on getting one solid deal first, something simple that helps you understand the process and build confidence.

I’d definitely screen the guest, even if Airbnb verifies their ID, and for a stay over a month, a simple month-to-month rental agreement or short-term lease is wise.

As easy as this sounds, it's not simple and usually like pulling teeth.

I’m curious how others are approaching it.Hey Leroy, great topic and totally agree that out-of-state investing can look great on paper but comes with real challenges once you’re managing from afar.