^^^if you stick with all of that, investing out of state suddenly becomes a lot less risky/scary. 

If she's being difficult with me showing the unit now, then it's probably naive to expect she'll suddenly start playing ball after I change the keys.

Talk to a CPA.Also, you are correct that there could be liabilities out there that would all of a sudden become yours.

If suddenly a 50,000 unit complex opened, without any public input, in the same neighborhood as all of your units, offering $50 rent and state-of-the-art facilities, would you feel that someone should come in and protect your investment by guaranteeing a minimum rent?

Then suddenly in 2018 rates jumped to almost 5%.

However, it feels like a dounting task to go from no experience to suddenly managing a house with up to ten units 5 hours away from home.

It seems risky for him to continue on with transferring ownership on Jan 1st especially if the new owner suddenly has buyer's remorse... couldn't she just easily back out, take her deposit back and walk away?

I cannot tell you how much time I've invested with clients who, after multiple property visits, comps analyses, lending referrals, etc suddenly find out that their great Aunt Millie has a real estate license.

One of the main reasons we’ve seen such a surge in California ADU bills is to combat the housing crisis.

If Atlanta quits creating jobs, then the apartment market will crash.A huge surge in fuel prices would probably have the biggest impact on GA.