I’d suggest drafting a solid agreement upfront that covers everything—ownership percentage, costs (mortgage, repairs, utilities), how profit is split, and even exit strategies if one of you wants out.

As an out of state investor, I would find a solid agent who understands real estate investing in the area and utilize their expertise. 

@Vincent Aiello - and for payment, do you utilize paypal or another online portal?

That way, you're getting paid without having to interact directly with the tenants, screen them, collect rent, drama, etc.I've worked with some of the population that utilizes group homes.

Do most of them include the utilities in the monthly fees?

Over all, a portfolio of DIVERSIFIED (as to residential areas) properties utilizing a buy and hold strategy should provide an adequate risk adjusted return without utilizing any other “opportunistic” strategies to “gig” the ROI.  

For example, temporarily stopping utilities to their unit during a repair or if there will be loud noise or a major renovation on the premises. 

Looking for something to detect Cigarettes, Vaping, Marijuana, Hookah, etc. 

Well, do they have a job to pay that extra $200 plus utilities per month?  

Please provide a forwarding address prior to moving out, and be sure to cancel/transfer any utilities out of your name by the move out date.