This blows my mind.I'm curious what sorts of things require you to be at your property "in a pinch" that would require you to be closer than 45 minutes.I live 2,000+ miles from my 12-doors and I have never had an issue that couldn't be solved by picking up a phone.Heck, I don't think a local PM would even make it to your property in under 45 minutes if you "needed" them to.

Do you have a template of some sort so I can make a flow chart? 

Hopefully something better than just 'here's the stack of all the receipts for the year...you sort it out, Mr CPA'.

This probably seems attractive but at the same time if it stays unpermitted it can be head aches along the way and if i were to ever sell in future run into the same sort of problems. 

In Reno, we analyze the entire market simultaneously to sort the best potential cash flowing deals.

i’m assuming you have some sort of business there or part of someone else’s business.

I have already selected and contacted a 1031 accommodator company.  

I have looked into the PadSplit model and am interested, however, pad split is mainly into finding renters and not so much being there for turnovers or other things. ( At least that was my understanding.)The representative I talk to with PadSplit, told me that some owners find an additional manager that charges them less than of a fee because they’re so little for the additional manager to actually do due to padsplit systemHas anybody dealt with this sort of thing and found an additional manager to work with on this particular model? 

That's who I wanted to hear from and the real story about how it is to own that sort of asset class.One reason is I read this post I think there is a newer one as well about this. the blog article is not so much about D class properties, but it got me to thinking, and I wondered what other investors thought about this type of investing. https://www.biggerpockets.com/... 

Or you can decide on a 60/40 or 70/30 split of some sort.