I think will find that out-of-state will be much more operationally challenged than local.

On a more common event list, would be hail, flooding and wind damage (trees esp.). 

Attend the local and regional Real Estate meetups.

As noted earlier, most evictions are rinse and repeat, and even if you need to find local attorneys to sign off on paperwork, it's likely less expensive if the paperwork is prepped ahead of time.Just a thought.

Have you tried attending your local REIA's and real estate meet-up groups?

I totally agree, big investors can go nationwide, but knowing the ins and outs of your local market makes all the difference.

Local product is cheap since no import tariff.  

I recommend reviewing your local laws to understand the requirements involved.

I had a local bank provide a 1031 without fees. 

Go to BUILD YOUR TEAM at the top of the screen and look for local investors or meetups in your area.