I manage around 400 rentals and probably terminate a couple dozen every year for lease violations.

I went in one day and manager asked if I would be interested in buying a shell that was in default.

I feel that MLS is not accurate because not all property managers put them in. 

We manage several multi-family properties in FW. 

This will save you time and effort, as you won’t have to travel long distances to manage different properties or handle tenant issues.For your first investment, I suggest starting with 2-4 unit properties.

I am also involved in management at one of the largest STR property management firms in Cashiers.

Class A apartments have numerous amenities, professional management, and sit in desirable neighborhoods.

Long distance investing/managing is an obvious for me since I move every couple years, but I retire from the Navy in 5-7 years, and I'll finally settle in one place. 

Analyzing the neighborhood and the asset condition is the key to projecting accurate returns. 

But what I will say is that he is a disastrous relationship manager.