Keep a strong emergency fund.  

I'd like to establish a working relationship with someone so that I won't be caught off guard when an emergency happens.

You can consolidate and purchase in an emerging market (OH)(OK) wherein you can add value and see an exit.

I’m also in the “put less down” and keep some back for emergency or down payment for the next property.  

Also don’t forget to build up your reserve funds for emergency situations.

do you have separate savings and emergency funds? 

Time zone differences can complicate addressing tenant issues or emergencies, and managing major repairs from a distance can be tough.

Text and phone calls should be reserved for emergency communication that requires an immediate response.

do you have down payment + closing costs + rent ready costs + reserves + savings + emergency fund? 

We have two new construction projects getting ready to break ground, 2 cash out delayed financing loans in process, and almost at the end of our first debt cycle, getting ready to emerge into the next phase of our growth stage.