Now I'm 9 years into it and my assets pay for everything.

Another thing to note, these are high-paying jobs being moved to Phoenix. 

As an out of state investor, am looking to work with wholesalers, agent or bird dog who can walk the ground .

I would suggest approaching the borrower on an accelerated pay out with an incentive.

Also, make sure you have a great property management company who can be your "boots on the ground".

If you can get all the bedbug containing furniture out of the place and it will sit for awhile (or let it sit while the other repairs are done) you may be able to avoid some cost, but if you want to get a paying tenant in sooner rather than later you will want to bite the bullet and get it well done.

IE securing them paying tax's insurance etc etc. 

I purchased both as a package and for the next six years enjoyed great cash flow as I paid the tax on the house lot annually at about half of what it should have been and neglected to pay anything on the tennis court lot.  

Coin jams are going to be your second biggest headache unless you invest in those fancy ones with tap-to-pay but those cost a pretty penny.

Delayed gratification pays off!