This is nothing new for several crappy cities and states throughout the country.

@Diane Chapman Michigan is in the better half of the country when if comes to landlord vs tenants.California, New Yor, Oregon, Washington, to name a few, are all MUCH worse!

IowaThe trend is towards the south or interior of the country, but what about those looking for Ocean friendly investment States and communities?

I'm also open to JV whether its in WA or across the country.

There is also the National REIA that has REIA's all over the country. you can go to their website for more info. 

It bears mention that exorbitant medical expenses happen all too often in this country.

You are paid for the year so if they crank up a legal escort service in there, you are not getting them out.Besides the fact that it always means they don't qualify by standard means, it means giving yourself no way of getting them out.Side note, some international renters are used to renting a year in advance as it does work this way in other countries.

Most HOAs, nearly everywhere in the country require rental agreements to be either in 6 month, or 1 year intervals.

I would say that you have a lot of opportunities for investing @Randall Alan explained well your financial strategies.With respect to what strategies to choose is depending on what you are willing to learn.STR depending the area is always a good strategy though you have to understand that is hospitality no real estate.Outside it will depend on the country and your knowledge.

For me, a good PM is absolutely worth their fee, especially since I have properties on the other side of the country.