And you are wondering if you should spend lets say $125,000 on a house you have never seen ? 

And IMHO, the prices are dropping big time (on avg. 10K/month...houses that were above 300K a year ago are not selling at 250K now) and the available rentals saturation is worse than I seen during summer season (with rents dropping from 1$-1.08/sqft to 0.8$/sqft and very little contacts and applications...just go in Zillow and look how many rentals are on the market now in Kyle, New Braunfels or Converse). 

Getting non paying tenants out of your house in RI can be a lengthy process so you have to choose wisely. 

I have to clean your house?

The houses are just a commodity. 

I have five houses in Memphis area, and the biggest problem has been finding a good property management company. 

When did the HELOC on my house with ADU, the first appraiser used option one and I demanded a new appraisal where they would give me a flat value.

You will need to scale up versus doing houses to hit your numbers.   

Usually in the year following your purchase, the property appraiser will reevaluate the house based on the new sales price.  

The agent works "for free" until the house sells, so taking them out of the deal is theft, and immoral."