You can read more books, network with contractors, improve your current properties (overdue repairs/capex), make connections with investors, and build a team for future deals.

How the blank are they gonna keep the properties repaired?  

I recommend you look for a quality property manager to handle things for you. 

All we do is collect the rent and come by to do the pool and small repairs.

They're paid by the job and if their performance ever decreases (which can happen - they're great for a time and eventually for whatever reason their quality, timeliness, etc declines) then it's easier to phase them out & replace them with a different crew. 

When repairing an existing home, there always seems to be some sort of a surprise... termites, underground plumbing, lots of wood-rot under the shingles, you name it... 

So with mailers, you will ALWAYS target low-quality leads, because the high-quality leads, motivated sellers, do not wait for your mailer.Read my post here:https://www.biggerpockets.com/forums/93/topics/1215116-all-i...If you have more questions, ask away!

Quality will be relative to the cost. 

Unfortunately, there is a good number of illegitimate PMs and contractors in the Cleveland area, BUT quality property management does exist here.

@Pat McQuillan For your out-of-state investment property, you can maximize tax write-offs by deducting mortgage interest, property management fees, maintenance, repairs, travel expenses for property-related business, and landlord insurance premiums.