Things just require more ongoing expenses percentage wise out of state because you have to pay people to do everything for you and you will have a longer time building relationships with vendors even when getting decent referrals. 

Many of them might be skilled folks but they are not always the best estimator and business person. 

The tried and true version is pulling a list of properties whether you're targeting distressed homes or high equity homes in which case you can pull on something like Propstream or Propwire, you can skip trace through them or someone like Prime Tracers which has a pay as you go system. 

I'm sure she would have liked to place our net worth in high dividend paying stocks held long term, and some bonds and CDs.  

It takes that long to pay off your closing costs, rent-ready costs, early turnovers, etc. 

That means it takes forever to pay off the mortgage meaning you're paying a mountain of interest. 

Also, don't forget that, if you pay taxes, it means you're making a profit.2.

Best pay compared to cost of living.

I also assist folks (largely OOS investors) get started in the market there.I'm happy to connect, chat about the market, and send you a ton of resources.The city has been seeing a huge resurgence that goes back 10+ years now.

The 90% they are paying you back is probably 1/3 of what they're actually making by you committing to a deal.