On repair costs, I've been advised in the past to use $15 sqft for moderate repairs and $30 spft for big remodels.

Do you have yard maintenance, capex, repair and maintenance ect worked in? 

@Michael Rostwhenever anyone says 'great cash flow,' I don't even need to know what state or city it's in - if it's a long term rental with conventional financing at today's interest rates, it's not happening unless unrealistic assumptions are being made like zero repairs, zero capex, zero vacancy ever, zero turnover ever, and 8% rent growth forever.post the numbers here if you want a review.

How the blank are they gonna keep the properties repaired?  

You can read more books, network with contractors, improve your current properties (overdue repairs/capex), make connections with investors, and build a team for future deals.

When repairing an existing home, there always seems to be some sort of a surprise... termites, underground plumbing, lots of wood-rot under the shingles, you name it... 

@Pat McQuillan For your out-of-state investment property, you can maximize tax write-offs by deducting mortgage interest, property management fees, maintenance, repairs, travel expenses for property-related business, and landlord insurance premiums.

All we do is collect the rent and come by to do the pool and small repairs.

I am a handyman with a lot of experience in residential and commercial maintenance, so I would like to be close to my first investments so I could take care of the management and repairs myself.

I have the opportunity for a cash offer where the property has great up side once it is renovated.We can get in to the property no problem since we have the cash, the issue is how to finance the repairs and renovations since we just got started on the business and no longer have a w2 or 2 years income under the LLC?