keep going after it. run lots of numbers and do a lot of underwriting. feel free to reach out at any time if you need help in your market. these properties that are 3 units are rented and then a cash out refinance that not only makes money but returns full capital to the investor on DSCR loans similar to the interest rate you mentioned above. 

If you ever have any questions or need any tips or info, feel free to reach out. 

My daughter attends Emory University and will live in one unit while I rent out the others.I’d love any neighborhood recommendations (in addition to Decatur) that are still conveniently accessible to Emory by foot, bike, or public transportation.

If you have to ask those questions then you don’t have the experience to invest out of state.

I am an out of state investor.How have dealt with this issue>Neal Schadler There are multiple property managers in the "build your investing team" section that can help here. 

Like you mentioned, the planter boxes were already there, the gravel walkway was already there, worn out, in need of work.

If you're in a high-cost area, consider out-of-state markets where you could buy a rental property outright. 

@Oleksandr IvanovskiyRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Don't hesitate to reach out direct to members either, most are willing to help and share knowledge, even engage with you on deals!

I tried to put the pieces together to build a solid team out there but it's really tough unless you have someone local to help you run it or are willing to drive back and forth.