That way I have extra funds to deduct for damage and late fees for that last month of missed rent. 

I’ve actually seen out-of-state BRRRRs work well over the last couple years, but only for investors who treat it like a business, not a side project.The key has been building a local operations system (property manager, contractor, and boots-on-the-ground contact) before ever closing.

I have made some great friendships and contacts through Bigger Pockets and the best part is that the cost is so minimal compared to the myriad of get rich quick internet guru packages, one can't go wrong here. 

@Justin Kates you want to be careful how you build tenant relationships.It should be business-based, not friendship-based. 

People always use this as a last resort but really should be a first step to partnering.

Make sure you are prepared to lose your friendship and your investment going into it, but make sure you are represented by counsel.

I have developed friendships with several folks who have contact with grad students.

I have been refinancing several of their loans these last 12 months, and used to broker deals to them until they started circumventing.

You just have to care about growth.We’ve seen these meetups do some incredible things:• Expand networks and create deal flow• Build friendships, partnerships, and communities• Help new investors get plugged in and take that first real stepAnd we’re not stopping here.We’re expanding into Connecticut and Rhode Island at the start of 2026.I’ve always believed real estate is a team sport — the stronger the team, the easier this thing gets.

Last five years had ridiculous inflationary pricing due to govt tossing trillions into the economy.