In NC, if it's something labor intensive, I hire out as I can't charge for my own labor, but I can charge, for example, excessive cleaning. 

Given that I work full time, the time intensiveness to manage a property is a significant factor.

Since this is your first investment property, you're probably going to need to put a lot more than just 10% down.Vacancy: 8%Repairs and Maintenance: 10%CapEx: 10%Property Management: 10%Sales Expenses: 5.8%I also increased the taxes slightly to be more accurate for this areaAs you can see below, the numbers don't work out well at all.

But if you do it relly nice ("nice" does not equal "expensive") and you work out a plan like every month the house is in good condition you give them back 20 dollars.

If that doesn't work out, at least check  out driving for dollars:https://www.biggerpockets.com/renewsblog/2013/05/0...It works well with DM.

@Roland Brown As someone who has done both turnkey and BRRRR at a distance, I can tell you that the latter is much more capital intensive, riskier, and stressful. 

Text is not legal communication for proper notice regarding rentals.It's a good way to remind people. might work out for late rent reminders for you.. but if it get's beyond that.. paper trail.. and emails.. don't count either.. 

If the tenant doesn't work out, it's easier to terminate the rental agreement.

We hope to move back there in the next month or two if things work out.

I am a real estate agent and can buy properties at a 3% discount on top of anything I can work out in negotiations, but even still - I have seen nothing that hits above a 9% cash on cash return.