“I’ll lose money on hidden or unexpected expenses.”Regular financial reporting, full disclosure of fees, and proactive maintenance planning make expenses predictable and transparent.Out-of-state investing doesn’t have to be risky — it has to be planned.The right systems, communication channels, and local expertise can turn what feels like a gamble into a scalable, stress-free investment.If you’ve been considering expanding to new markets but aren’t sure how to overcome these challenges, I’d love to discuss your concerns and share what’s worked for other investors.

But numbers on a screen don’t replace:Negotiation leverage – A seasoned agent knows how to structure terms, not just price, to win deals.Boots on the ground – Someone has to physically verify property condition, meet inspectors, and ensure you’re not inheriting hidden problems.Local market insight – Zillow comps are not always accurate.Transaction management – Coordinating title, contractors, appraisers, tenants, and property managers takes systems and experience.For out-of-state investors, paying an agent’s fee isn’t just about MLS access, it’s about protecting your investment, avoiding costly mistakes, and maximizing ROI.

Walk as many properties as you can, even ones you’re not buying, it sharpens your underwriting and helps you spot hidden value-add plays.

Check occupancy, lot rent trends, and any hidden liabilities.Networking: Connect with other MHP investors, local brokers, and property managers who know the area.

Whether it’s spotting hidden structural problems or tackling full renovations, we can help you buy with confidence and add value to your investments. 

Its harder to find cash-flowing properties, and in some markets they are hidden gems (in need of renovations) or simply don't exist.  

Only solutions i see to this problem are to find hidden bonus rooms to be able to ask for more rent or play with interest rate/ down payment/ purchase price to lower the monthly payment.

(Naturally)“Do you have the purchase contract, escrow instructions, and (most importantly) the preliminary title report?”

Many local wholesalers that are unlicensed have hidden under the updates & ultimately do different things now, but most don't "publicly market anymore or they or their spouse have gotten licensed. 

Out-of-state investing can really open up stronger cash-flow markets compared to high-priced local ones.When you’re narrowing down between markets like KC or Akron/Canton, I’d recommend looking at:Rent-to-price ratios (at least 1%+ after rehab)Landlord/tenant laws (some states are much friendlier)Local Section 8 payment standards (a hidden edge a lot of BRRRR investors overlook)Having investor-friendly property managers and contractors lined up early is key, since they’ll be your eyes and ears on the ground.