Thanks for taking the time to help out a beginner.Drew You’re ALWAYS better off investing locally, where it’s easier to:Learn the marketNetwork to find dealsNetwork to find contractorsBe more hands-onDriveby property to keep tabs on itNetwork to find a decent Property Management Company (PMC)Next best location is somewhere else you lived, where you have an existing network of family & friends to help you as accomplish the above list as needed.If you invest OOS, your biggest challenge won't be finding properties to meet your goals on paper, it’ll be successfully outsourcing all of the above.The biggest mistake we see OOS investors making in our market, over and over again, is not fully understanding Neighborhood/Property/Tenant Classes and how they impact your probability of success!

@Tal HalperinInvestors are definitely active in Greater Cincinnati, especially around the older SFR and duplex stock where value-add opportunities still exist.

And since most people have mortgages, and the sale is "subject to" existing liens you need to be very cautious. 

Quote from @Greg Saia: @Jay Hinrichs Completely agree — risk is inherent, and the upside only exists because it’s not de-risked from day one.What you’re describing is a good example of being intentional about where the risk sits.

In addition I found these common misconceptions by investors about purchasing existing notes 1.

✅ What features do you wish existed that current platforms don’t do well?

The interest rate of the new loan compared to the existing loan will likely have the biggest effect. 

Karinne, Great thought on house hacking with your VA if that property exists in your area. 

Also, I hate to bring this news, but light to cosmetic rehab BRRRR unfortunately does not exist to your everyday investor anymore, unless you are planning to put a ton of time into finding the right seller  Sam,Thanks for your reply. 

@Shalom Yusufov is one of them.Lenders will still require the deal to be in contract before underwriting and issuing a funding commitment.