That makes zero sense unless you are trying to reduce risk and you have a very consistent NICHE market for those under $100K Sec 8 units.  

If you live there you probably have a good handle on the subtle market dynamics.One significant risk of buying any property out of state is that you have a lot less knowledge and first hand experience with all the nuances of that specific market.

How did you handle it, and what would you do differently in hindsight?

The initial thought is you are probably charging too much if no one is interested, or your photos or description are bad.Four beds and only one bath probably reduces demand as well, that’s potentially a lot of people sharing one toilet.And it is winter - I’m in Buffalo, I hate listing rentals this time of year.

Examples could include:Partnering with other investors to share risk.Using seller financing or lease options.Leveraging creative rehab techniques to save on costs.Negotiating with contractors in a unique way to reduce expenses.I’d love to hear any stories, tips, or approaches that helped you pull off a deal others might have instantly passed on.

Why not just hire a local real estate agent to handle leasing? 

My issue with management is how they sometimes handle turns.

You need to maintain a fund to handle those unforeseen expenses

They partnered with an experienced realtor who handled most of the contractor coordination while they focused on financing and design decisions..

With that said I feel like I significantly improved my position and reduced my stress..Being  high income earner is great, but the goal is what you keep and what you spend.