You can buy real estate in communities or even states you don't live in. I'm on the west coast and my RE portfolio is all in the mid west. This book is a basic overview: https://www.audible.com/pd/Long-Distance-Real-Estate-Investing-Audiobook/B078J6JBPC?source_code=GPAGBSH0508140001&ipRedirectOverride=true&gclid=CjwKCAiAxvGfBhB-EiwAMPakqn65zrwrYg1NFwY8lgaZBwTBajRr6DaZsPXQN_K-XLOMKEycPNcBBRoC8IYQAvD_BwE&gclsrc=aw.ds

Start-up costs can be significant, registration costs with carry state to state but are usual a couple hundred or less. I recommend forming the company before seeking finding as it can protect you and your personal assets from your or your partners business mistakes.