Also, joint venture with a seasoned operator in those counties could be a good combination.

Speaking from my experience as a real estate professional, real estate investor, and mortgage broker, a setup like this can produce a significant tax advantage when you combine STR material participation with a cost segregation study and 100% bonus depreciation.

Cash flow is in the end a function of your down payment or leverage. 

Foreclosure combined with Sub2?

@Vitaliy ZimaHey Vitaliy, for out-of-state investing, the easiest way is to combine local support with online tools—use a property manager or local agent for showings and tenant placement (often for less than a month’s rent), run applications and background checks through platforms like Avail or TurboTenant, and have someone on the ground handle move-ins or maintenance.

Based on first-time investors we've funded the most important function outside of ensuring the numbers pencil is hiring a high-quality GC.

I already spent the last decade doing leveraged appreciation, and the idea was to have this slice of capital function more like a real-asset income floor as I head toward retirement.For me the priority is: Income I can live on without relying on rent growth No dependency on debt markets, refinancing, or credit conditions Avoiding sequence-of-returns risk while drawing income I get that moderate leverage (60–70% LTV) likely wins on paper over time.

It’s much cheaper to keep a tenant happy with a quiet, functional unit than it is to pay for a turnover because you prioritized fancy tile over solid HVAC.

@Tracy ThielmanThere is no one thing that kills flips, but rather a combination of things.

Most people get it by going FT as a licensed agent in combination with buying/selling/holding there own properties.