Out of state investors would mostly have to buy sight unseen but as long as you know how to look at the property by pictures/virtual tour, you should be good.

1.Subscribe to the BiggerPockets Money and Rookie Podcasts2.Attend the FREE WEBINARS3.Attend a Meetup in Your Area / virtual meet ups4.Purchase the Beginner Books: How to Invest in Real Estate, Set for Life, The House Hacking Strategy5.Peruse the forums!

Attend a Meetup in your area/virtual meet ups4.

If you need some reputable virtual assistants that work well in real estate let me know

@Harry Brodsky virtual address help

For A grade if you bill upfront its virtually nothing if you or your leasing consultant/pm arent bad at finding tenants . 

Get involved in some of the local REIA meetups...advantage for you since a majority are virtual.

Here, it is virtually impossible to convert to multi units in a single family owning.

For the address in the local jurisdiction, you can use a virtual mailbox - that's what I use.

The best part being that the portion of payment from Section 8 (the largest portion) is virtually guaranteed to come and the tenant's portion (smaller portion) has always come (*knock on wood) since the tenant doesn't want to lose their Section 8 status.