I talked to numerous California investors in real life and phone/Zoom calls who have lost money in far away OOS markets, mostly Midwest markets (e.g. repairs, capital expenses, bad tenants, properties vandalized while under renovation, evicted tenant stole all the appliances, property managers with high fees or overcharging for repairs).

Landlords can enter a tenant's property for a variety of reasons, including: Making repairs or replacements Responding to a tenant's request Removing unauthorized window coverings Preventing waste of utilities Changing filters, testing, or replacing smoke detector batteries Inspections Helping with an emergency inside the unit Posting a notice of eviction"Research your state laws because some of your comments indicate a lack of understanding of the landlord/tenant laws where you are operating (like threatening the tenants to keep the security deposit if they don't respond to you, I doubt that is actually a valid reason to keep their deposit, or evicting for late payments, or charging the tenants for your warranty repairs because you missed your 11 month inspection window which was your responsibility, and it looks like your lease says you can charge up to 18% interest for unpaid fees, is that actually legal?).

Initially after management fees, repairs and PMI i was losing about $250 per month.

Is there anyone that offers a service or fee to stand in for you at an auction if you are out of state and can't make it there at that time? 

I got my license and paid fees for a year then put it on hold.

Just keep in mind that it's not all about rate and fees - there is a considerable knowledge and expertise component that should be considered as well.

Compare that to Vegas, where rules can be restrictive and condo-hotels often come with sky-high fees or limits on how you can use your property.

@Rickie LattimoreGive up 95% of the equity - oversee the properties and collect a management fee.

For what it's worth, I'm no longer insurance licensed since I took my practice fee only.

LLCs require additional filing fees and tax returns and just complicate things.