Will you be able to spot an issue by doing a drive by every couple of weeks.I'm challenging you Brian to get of the fear of "out of state".

Would you prefer they change their policies just to fill your rental quicker and then increase your risk of losses?

The downside of preferred equity.  

Right now she has a Occupational Therapist in the downstairs (1/1) and an elderly couple who had a major flood and insurance is paying for it.In Atlanta, I am betting you will have all sorts of possibilities.

You can track income and expenses consistently using software or spreadsheets.As you scale, if bookkeeping isn't fun, consider hiring a bookkeeper for a couple hundred bucks per month.

There are multi-million dollar houses that you can walk just a couple short blocks and watch the neighborhood get pretty rough and potentially dangerous.

I do fortunately have a few connections to a couple small towns across the US (southern OH, MN, etc.) so at least in those markets, I have a bit of an understanding on what areas to stay away from.

I have a one bedroom apartment I rented out to a nice couple back in June.

Any recommendations for contractors in the Atlanta area that preferably work with out-of-state investors?

Then, pick a couple of target areas and start analyzing deals—even if you don’t have the capital yet.