And yes, people were failing left right and center even back then. 

For example, the have a call center in US that can handle all your inbound calls for $1 per door, per month. 

Out of state can definitely be good option, but you'll still need to be active in managing your property manager in the early stages while you learn to work with each other. 

Different people will be at different stages, but if you keep going to them, you'll start to recognize and chat with the same people and build rapport that way.I'm sure there are others in the area but the two I know of are:-Twin Cities Real Estate Investing hosted by @Tim Swierczek and Adam Tafel-ReBL Collective hosted by Alyssa Strom

No, of course they don't do it putting the name BlackRock front and center but it's them.

Sounds like you are past the continuing to speculate on your own stage.

And second—you are absolutely not too late to the game.In fact, your post tells me you’re more ready than a lot of people who do jump in: you’ve built knowledge, developed a clear “why,” have solid credit, savings, VA loan access, and a thoughtful mindset about risk.I’ve worked with investors across all stages—and here’s how I’d frame your situation: You Have Key Advantages:W-2 income: Makes financing easier.VA entitlement: Zero-down financing on your first few deals, house hack or otherwise.Great credit: Unlocks better terms.Strong “why”: This is huge for staying the course.You’re coachable: You’ve done the education work most never finish. 

From a tax standpoint, they’ll report interest as income, and you'll deduct it just like hard money.Equity Partnerships: Let’s say someone fronts the money and you bring the sweat equity—contractors, permits, staging, etc.

Housing Market Emerges as Recession's Leading ThreatThe American real estate market is sending a clear warning signal: we may be witnessing the early stages of an economic downturn.

At your stage in life, I’d recommend taking the time to familiarize yourself with a few target markets.Know the areas you want to invest in like the back of your hand, develop a due diligence checklist, and go through the exercise of evaluating deals (even if you’re not looking to buy a property yet).If you put in a bunch of reps before going through your first live deal, you’re far more likely to know what to look for—and what to avoid—when it comes time to buy.