The greatest and probably only leverage I have as an out of state investor is the proof of funds to show I have the liquidity and the risk tolerance to average 2-3 deals per month.The Yelp thing is specific to California and only for companies.

The tenant hasn’t been the greatest: late payment with not always paying late fees, multiple complaints from the neighbors, changing phone numbers, ect .

I've read mixed reviews on host experiences with VRBO and Booking.com, so I've been hesistant to list there.Currently, using PriceLabs and tweaking/ analyzing pricing a few times a week.Honestly, my photos are not the greatest yet, but it is a high priority for me to get professional photos soon.

@Dustin Horner you should be contracting maintenance work and creating a preferred list of vendors as @Phillip Austin has recommended.The first person you hire to help you should be to handle what you LEAST like to do yourself or has the greatest time savings for you!

I mean, some may call me the greatest who's ever been, lol, ok maybe not but a man can dream right.

They're not out there because that would be one of the greatest money-making machines ever invented.  

Which cities and areas do you think have the greatest potential for appreciation?

Demand is down and often times the people looking to move right now are not the greatest tenants.

Rent for a few years and convert to primary.Next Step/sHow do we shift while keeping AGI at lowest levels?

So... do I still need to check PH level.?