If so and the monthly payment isn't too bad then you're still moving the needle forward if your main goal is wealth generation and not just cash flow. 

•Tenants demand prompt, high-quality service and without caring about cost •Vendors seek to earn as much compensation for their work as possible.Balancing these needs requires thoughtful stewardship, strong communication, and a commitment to fairness.

Agents, tell me why this is a bad idea.

No score is NOT the same as a bad score.

I know cold calling is how a lot of investors buy but how could this go bad?  

Not bad.

I had a bad understanding about how an out of state investor would “choose” a property.

And like you said one out of 10 thats not bad.. maybe you just got that bad tenant it happens to very landlord. 

Low hanging bad apples.  

If you know what you do and why you're doing it, there's no need for the bad and the ugly, which I personally haven't experienced.