Yeah here mixed reviews of investing out of state, from what I hear have to have stellar rock star of a team and property managers you can trust. 

not saying that's you - maybe you're in a strong financial position and ready to rock and roll. 

Like pert near anyone in our bizz you do have bummers each year myself I wholesale them off when i do have to take one over.. or i might sell them on my 0 interest short term owner finance program .. which creates some rock solid paper given the assets usually need a lot of attention at that point.. for the speculation I had 2 long term land plays one paid off after 22 years of owning it for a 100X multiple  yes 100X  :)  And the one i currently have that the new CHIPS act could create a huge win for myself and partners..

New mold resistant sheet rock and proper ventilation (we crack the top of the window when showering and run a dehumidifier) will work well 

If you bought right, you should get natural appreciation to do it for you.

I let the natural turnover happen and as the new tenants came in then I required deposits from them.

Transferring title to a non-natural entity of any kind (IV Trust, THT, LLC, Corp., etc.) will not increase your opportunities for attractive financing and typically restrict you to the private money market (low LTV, premium rates and higher fees).

We were helping a friend renovate a house which had been home to a heavy smoker: one room was so bad - owner had smoked in the same chair for 30 years - that we had to replace the sheet rock on the walls and ceiling.There have been some studies in the past few years showing that the chemicals from cigarette smoke, even when encapsulated with paint, eventually come to the surface exposing future residents, in particular young children.  

That's just the nature of turnkey properties, whether you buy from these guys or anyone else.Given the current market, it makes sense for these providers to shift towards flipping and more value-add projects, despite the increased risk and operational challenges.

I get my "rock bottom" cabs from a local lumber/Ben Moore/True Value store.