" And I respond , " No , if they were you would be cozy warm all winter , and cool as a cucumber all summer , you wouldnt turn off a light , and your friends would be over doing their laundry " 

Is there a friend, family member, or colleague that has real estate investing experience?

You can invest OOS but the biggest thing is working with an investor friendly agent.

I've been advised to hold each property in an LLC, however I've also been advised that insurance on properties held in LLCs is more expensive and harder to get.I have another friend whose properties are help in a trust.

I have some guesses as to what the problem may be, but I need a good, investor-friendly plumber. 

Very nice to meet you, my friend!

My best friend lives in Kingman with his mother.

She's not your friend and you're not her caseworker.

I've had qualified renters move into a rental, add their bum friends or family members, and then disappear, leaving me with bad renters who weren't approved and aren't on the lease.The best practice is to screen every adult, approve them, and add them to the lease. 

Listing your property there ensures visibility.Build Relationships: When agents reach out, respond quickly, highlight your property’s amenities, and showcase your flexibility to meet displaced families’ needs.Highlight Insurance-Friendly Features: Emphasize features like flexible lease terms, utilities included, and a fully furnished setup to attract insurance placements.This approach has helped me successfully market to insurance companies.