If your property is hard to get to then think again. 

.- Kids Toys:  We advertise to families and have another 2xKallax cubes full of toys that won't break and are tolerant of missing pieces, but are easy enough to cleanup:  lincoln logs, blocks, hard animals, stuff like that.   

You will get shut down likely before you hardly even get started. 

I feel like it would be great to trust a property management company on all of this, but it would be hard not to step in if you could do a better job at screening bad tenants (eg screening HUGE future problems).I initially managed properties myself, but now I delegate that responsibility to my business partner, personal assistant, or a property manager at my brokerage.Most PMs I know will send you an applicant for final approval and you can get on the phone with them and ask them questions

I would find a property that can provide you both.I used to aim for 8% cash on cash return + 4% appreciationGiven where the market is now, it is likely hard to find 8% cash-on cash and a 4% appreciation.I think 4% cash-on cash and 4% appreciation is do-able.

Browsing around on this website and other forums there is a lottttt of negativity and its really hard to not be negative at times!

Pros/Cons, contacts even maybe, for instance how do you even acquire a loan like this, or is it the same as hard money dealings.

As a lot of real estate investors already know (and newbies may have heard), some tenants are very hard on rental properties. 

•Explore private lenders or hard money loans if you need higher leverage, though the interest rates will likely be much higher.

Is it hard to pull equity from an investment property?