I am surprised at how many OOS investors are trying to purchase and then rent properties based on bad information. 

I don't see many PM's there, surprisingly. 

I was most surprised by how much I enjoyed it, probably because I like meeting and talking to people, and next how much work it was. 

It makes me work hard and I won’t be surprised if they go with someone else.

The surprise was that Warren Buffet did not want his resignation and seemed offended by it. 

Sometimes your risk reward changes substantially with the types of projects you can get into for one vs the other.As some other posters have alluded to, time constraints drive a lot - a light rehab/cosmetic buy and hold is possible for navigating while having a 'regular' job - and certainly managing rentals while working is possible as well.The last one, and I'm surprised no one has mentioned this - is market specific. 

It's better to plan for a few months of vacancy than be surprised by it. 

Some surprises I've had in this area:Sheriff kicked door down in one house b/c they had a warrant from a previous tenantFound a gun in one house (ended up being a BB gun but looked like a 357 revolver)Had tenants leave the house, left all their stuff, and never heard from them again, after living there for only a few monthsHad a water leak in a ceiling that flooded my garage and damaged ceiling in dining areaOn the positive side, have provide safe, affordable, clean housing for some great people.

We have run into issues from buying properties from other wholesalers so I'm not surprised that you feel that way.You're actually the reason I made this post and the audience I am trying to break through to since wholesaling can be done honestly and efficiently where I can retain repeat investors like @James Masotti and @Brian Pulaski. 

The leaf blower worked surprisingly well,  but not having the 20V, 6 amp batteries ($150/2), I went through the 2 amp ones in no time.