This is usually effective but can be difficult in certain markets.

We are in a very difficult rental market.

You don't know the law, you don't know how to handle difficult tenants, and you aren't local to work on it.This is what Ohio law says: “The tenant shall not unreasonably withhold consent for the landlord to enter into the dwelling unit in order to inspect the premises, make ordinary, necessary, or agreed repairs, decorations, alterations, or improvements, deliver parcels that are too large for the tenant’s mail facilities, supply necessary or agreed services, or exhibit the dwelling unit to prospective or actual purchasers, mortgagees, tenants, workmen, or contractors.”I would give the tenant a short, direct warning that they have 72 hours to coordinate with the vendor and set a schedule for repairs.

If your HELOC is for the downpayment and you want to use lender money for the rehab, you are setting yourself up for failure in a difficult market.

Sell five keep the sixth free and clear.Investing isn’t difficult however not easy either.  

Out of state investing can certainly be difficult off the bat but can definitely be much more rewarding. 

@Matt Jones You're not alone if finding it difficult to get clear answers about what the Airbnb and short-term rental regulations allow and do not allow.

Long-term is very difficult to predict and ever-changing, especially in these times.  

@Sam Booth - I agree that planning out your CapEx can be difficult. 

$1,250,000 all in is often difficult these days!