@Greg M.I agree - one felony a long time ago, maybe - another felony recently, no way - no one really thinks about all the times he has done something wrong and not gotten caught - caught and convicted twice = no way

Am I asking the wrong questions?

I'm hoping to be wrong.

A good PM can steer you to the areas that perform the best and are in the most demand.If you rely on a sales agent, they may not have any idea what makes a good rental and could steer you in the wrong direction. 

There are too many things that can go wrong to an inexperienced, out of state, investor

maybe i am wrong but should not be difficult search for some VA.

I have been BRRRR-ing for over a decade in Milwaukee and if I don't check on the job at least twice a week, things slow down and/or go wrong.

It can be done right but more often than not, it's done wrong and can cost investors a lot of money.

The vast majority of lawsuits against Landlords are for wrongful eviction, security deposit disputes, and Fair Housing Violations.

It hasn't steered me wrong yet.