I am looking to get into out of state investing.

Then state your track record.

Quote from @Francisco Solano: I suggest you ask a business attorney in your state for this basic template.

Hello fellow BP Members, I started as an out of state investor in Kansas City 5 years ago.

Land trusts are good in some states and not in others.

However, we want to make sure that we also find a good property manager in the area that is familiar with small multifamily rentals as we are located out of state.

I’m not sure how investors are managing their properties from a different state when it seems to be impossible to find a reliable good property management company in Cahokia, do you have any advice or suggestions on this?  

It seems like every city, county, and state has its own rules, permits, and tax requirements for short-term rentals, and I’m finding it overwhelming to navigate all the different layers of compliance.For example, some places require business licenses, transient occupancy tax permits, or even special zoning approvals.

I have text in my lease stating that the tenant is not allowed to make repairs to holes in walls and that any repair work that takes over 30 minutes or is larger than the size of small nail will be repaired by the landlord's hired labor at a cost of $30 per hour plus material costs. 

If it hasn't been stated yet, how about an escrow type situation for the money?