It is a financial basket case run by politicians who have no backbone to stand up to the unions and are utterly ignorant of economics from the jump.I highly recommend staying hyper-local for your investments, but if you insist on out of state investing, try Indiana.

I regularly work with investors who insist on chasing the last dollar.  

Vet hard: ask for a recent tape they sold and buyer references, verify they’re the seller or have a written mandate, avoid anyone asking for upfront broker fees before diligence, and insist on a clean chain of assignments plus collateral file access under NDA.

>Some CPA insist on having at least 3 stays prior to considering it "in-service", some insist on at least 1 stay.

And even if it’s a private loan from a colleague or your Aunt Edna, whether they know to ask or not, you should insist that they are protected with a clean title insured through a title company and that the property has adequate hazard and liability insurance. 

Keep it simple: pick one stable, landlord‑friendly market, target small multis in B/C areas with light value‑add, and insist the numbers cash flow after vacancy, taxes, insurance, PM, and CapEx.

Here’s an article I wrote about just such a transaction I put togetherOne of the most effective ways to build wealth in real estate is by offering seller financing when selling a property.The reason is simple - you can obtain a higher price for your property than when you insist on cash.

If he insists on equity, require true “skin” via a cash reserve contribution, a completion bond or performance escrow, and a make-whole priority that pays your capital back before any split.

We are working with the lender who insists that refinancing the house that we're hacking, and in which we're going to stay for 30 more months, should be refinanced because he can get us more than a point reduction in interest rates.  

If they insist they will only sell for $xxx, come back in 6 months when they reduce their number.On one property, I offered $110,000 for a pre-foreclosure, because that was what it was worth.