But the one break in I had there was a huge coil of copper wire they skipped that and just grabbed some power tools.. but they did but a door we had to fix..

Not naming as not sure if that breaks any rules.

Hey BP Family,  I’m a 24-year-old truck driver breaking into wholesaling here in Long Beach, CA—I know it’s a hot market, but I’m all in!

Not only are there liability concerns but the tenant will want it fixed if it breaks, or runs out of gas, or if they don't know how to use it...

Since you’re already looking at Michigan and Ohio, you’re off to a strong start.Where to Focus in MI & OH:Here are some cash flow–friendly markets that still align with your criteria:Michigan:Grand Rapids – competitive but strong tenant base and decent appreciationKalamazoo – overlooked, stable rental demand, decent inventoryLansing – government/college town, strong PM optionsBattle Creek – good price-to-rent ratio, light rehabs commonOhio:Columbus – solid Class B areas with strong rental demand (Hilliard, Grove City)Dayton – better cash flow, lots of light rehab/turnkey opportunitiesCleveland – great for cash flow, but pick zip codes carefully (stick with west side or near hospitals/universities)Cincinnati – blend of appreciation and cash flow, but need local insightTips for a “Cash Buyer + Out-of-State + Turnkey-ish” Strategy:Leverage Turnkey ProvidersUse carefully vetted turnkey operators - many offer:Properties in Class B– neighborhoodsLight rehabs completedVetted property management in placeVet the Property Manager HARDEspecially if you're investing from Seattle and can’t swing by easily, your PM will make or break your investment.Cash = Speed + LeverageUse your ability to close fastPrioritize School Districts & Low CrimeEspecially in the Midwest where street-by-street comps matter.

I'd also start doing weekly walk throughs so you can see what progress is being made.He could be having a hard time with the break up and tell him it is understandable, but it doesn't change the fact that you need to get things done so you can move on.Having him live in the place is not a good idea for many reasons, but you live and learn. 

🕰️ I’d love to hear your thoughts: Is Indy still a solid place for investors to break into?

We have walked the properties twice, and the owner is very open about options for purchasing, all or a portion (he's willing to break up the larger lot for just a place to build if that's what we prefer).These properties aren't on the market. 

We're breaking down the financials together so I can ensure he is confident in moving forward and understands the risks involved and how we will mitigate the risks along the way. 

Going OOS is so much harder and very few do better than break even as Steve mentioned.