With you being long distance I'm leaning towards the sell "as is" rather than try to supervise a project from afar... 

Explicitly saying dog is Tenant's sole responsibility and should not be allowed to wander off without Tenant's supervision and on a leash when outside of the enclosure.3.

TIA (1) Maintaining correspondence with tenants.(2) Placing ads to fill vacancies.(3) Collecting rent.(4) Checking the credit of potential tenants.(5) Visiting the properties.(6) Working on financial statements for the rental activities.(7) Arranging for eviction of tenants.(8) Visiting the properties.(9) Arranging for and supervising repairs to the property and such ...An individual's work as an investor for the individual's own use isn’t participation unless the individual is directly involved in day-to-day management or operations.Work done as an investor includes(1)studying and reviewing financial statements or reports on operations of the activity,(2)preparing or compiling summaries or analyses of the activity's finances or operations for the individual'sown use, and(3)monitoring the finances or operations of the activity [Temp.

If the guest leaves the hot tub open or lets a small child in the area without supervisions, you want proof that the guest was negligent.

@Tim Miller I'm a BIC and have about 50 agents under my supervision.

Unlike some other states, once the property is removed from the premises under supervision of the court, there is no responsibility for those items on the part of the landlord. ie, the tenant doesn't need to be present or available to be present.

Agents are supposed to schedule all entry to the properties, and only share codes or keys with other agents for supervised entry.  

Leave the kids to themselves without parental supervision, living in close quarters, sharing facilities, and you may have created a near full time job.   

Or is this an evenings and weekend kind of thing.The hard money lender is lending for 6 months and high interest and you need to get the rehab done in a timely manner, so hiring someone to do a lot of the work or at least the major components:  roof, hvac, windows, siding, maybe painting and floors, while you supervise and do the little stuff, installing things, maybe painting is workable.But I once had a contractor friend who rehabbed for other people, but got hard money to do his own deals and did all of his own work after hours and on weekends and most of his profit was eaten up by interest because it took him too long to get it done . . another investor friend had the same plan and it never got done and the HML foreclosed.Hope this gives you some perspective.You get draws per a set schedule and the draws usually have a draw inspection - those inspections usually have a fee to pay someone to come see how far along you are in the rehab and if you should get the scheduled draw.

Broker's are required to provide adequate supervision.