I would nip this in the bud immediately.My response would be something like "I'm sorry you had difficulty moving in. 

Going out of state comes with its own difficulties, but it can be done with some good prep.

Understand that it takes capital like three or four months rent to have success with each sandwich lease property so if you don't have the money to protect the seller in case the tenant doesn't pay you, don't do sandwiches Also a word about Credit being tight and the tenant buyer having difficulty getting a mortgageDon't put anybody in that property just because They have an option fee. 

Neighborhoods for 3/2+ with a $1300+ rent are Crestwood Jefferson Technology, Carrollton neighborhoods.

Any new development or technology or market condition can change everything so rapidly now-a-day. 

I have completed a few successful flips back in "the good ole days" (2000-2003) before leaving the industry for a career in IT (Information Technology).  

The challenge with out of area is lack of local knowledge & difficulty managing from a far.

I'm having difficulties finding a lender that would do a cashout refi on a property I just rehabbed

Without giving them any type of written warning for these issues, you may have difficulty making them leave if they challenge it. 

Benefits of working under a brokerage- they take on the majority of your liability, handle earnest money, branding, marketing, administrative support, technology, office space to meet your clients, trainings, networking, other senior and junior agents to help you.