@Greg Friedman if you weren't moving abroad and were going to be within an hour of the property - you could easily DIY manage it.Otherwise, you will need either family & friends or a PMC to handle:1) Emergency maintenance issues2) Tenant nonpayment issues (eviction)3) Showings & maintenance when the property is vacant4) Preventive maintenance issues5) RentReady repairs between tenants

In reality, unless all the plumbing is junk galvanized, 80's/90's poly pipe, or similar, you can usually just make a few repairs and have a perfectly fine water system.

I know I can get the rents up but that will be a year (repairs and tenants changing) and even then I would around $50 a unit. 

We got burned a little at closing due to the imprecise verbiage in the repair credit documentation. 

Homestyle does not allow for ground up construction only for a major rehab but also limits you to 75% of the after repaired value.  

If the property is not rented you can get a fix and hold or a bridge loan to complete the repairs, these loans are DTI sensitive.A couple things to do.1.

@Ryan ChatmanInteresting im also in the lehigh valley, where i work at i see mostly window units if there is no option for central AC what kinda cost for repairs do you see over time and how often do repairs even come up?

It should never be applied towards rent, repairs, or anything else.

I did all the repairs per spec and under budget and was even able to add four palm trees to the front, a pool heater and fence in the backyard which should have made the value go up! 

Check and double check current numbers and repairs.