There will always be surprise costs that pop up that come with the territory of owning multifamily units.

Right now I live in the Yukon territory and usually work here full time during my summers at a tourism company in town.

Your PM is profiting from the late payments and will do everything he can to insure it continues and may have even told your tenant as much.As for your income since you have stated no other "expenses" in your rough numbers if they are at all close to actual your long term expenses on a SFH will generally be in the 50% range ( in know that is not the case now) give or take which will leave you in negative territory on a long term hold.

It just comes with the territory of invest out of state.  

Pete,First, I am not an attorney and this is not legal advice.By virtue of your living in the property, you are now in SAFE act territory.

Anyways, weekend work comes with the territory, but I think this was intentional on his part.

I restrict my territory to specific areas within Toledo so Kansas is unfortunately out for us :)Thank you,Andrew 

Taxes are high but that comes with the territory in Texas.But the way, this completely ignores vacant and turnover which you probably want to model at 8%...So I'd make your offer and see what happens. 

Posting ads looking for investors is dangerous territory.

And, if your expenses or/and rents are off, you may be in negative cash flow territory.