Invest your money elsewhere and go at it when you have enough money to control a neighborhood and the comps. 

If you can invest within a 2 hour drive, you have more control with checking up on the property.

We control of the entire process; processing, underwriting, closing, fundingWorked with same investor for three years.  

Typically one of the owner's children are the trustee of the revocable trust, he/she can take control of the properties, appoint another sibling or sell or do maintain them.Can someone guide me or point me to a legal expert for this specialization in Virginia please?

Additionally, for rate-term refinances, many DSCR lenders have no seasoning requirements at all.Easier qualification: DSCR lenders have much lighter qualification requirements than conventional or portfolio lenders, such as no DTI, income verification, or tax return hurdles that can slow down or disqualify loansFlexibility: While conventional and bank lenders are heavily regulated and follow standardized rules, DSCR lenders have much more flexibility and control over their guidelines.

Few more points:Their lease is valid till May 2025.This is the first time she even told me about mold.In the email she did ask me to settle the lease.I have a little less than a month of rent as security deposit, which I am ready to settle without any additional penalties for abandoning the property.At this point I am okay with her leaving the place, just I want to get the control of the property back to fix the mold issue.History:1) Recently the AC has been replaced and after that there was some intermittent issue with the installation (temp doesn’t reach target intermittently) and I had to call the tech back 5 times to finally get it resolved.2) Also last month I replaced electric range with Brand new Electric range.3) Two months back she said the refrigerator was leaking, I asked her to send picture of the make and mode of the refrigerator, but I never got a reply back.4) Also for last 4-5 months she has been asking me to send her 5-day notice so that she can claim reimbursement, I was sharing a document and she was paying the rent a little late.

Creative Financing StructuresThere’s also the possibility of lease-option or lease-purchase agreements, which allow you to control a property now and buy later, often with part of the rent going toward the down payment.

Temperature control:  It's always naturally cooler downstairs, and in the heights of summer and winter, I just cannot get the temperature regulated for both me and my tenant to where we're both comfortable. 

At least with FHA the appraiser has a little control over the house. 

Even though it’s rent controlled, we don’t feel the level of tenant entitlement is as high as A or B areas.