@Joseph Gary guessing your Detroit experience was with a Class C property.So, you may want to focus on Class B properties also.

Does anyone have any experience with a good program and can recommend one?

Hi James,I personally don't have enough experience to answer your question, but there is some helpful stuff in a similar discussion here: http://www.biggerpockets.com/forums/52/topics/1779...You will find related discussions to any forum discussion you are reading at the bottom of each forum discussion page, and they can often help you find posts that answer your question.  

Last thing to look at (and right out of the pages of our client's own experiences) might be starting a transition of wealth in the form of using 1031 strategically to purchase property that your heirs live in until you pass and they inherit. 

It is important that you hire professionals who have experience working with foreign investors.

I've had bad experiences with US Bank and would avoid them.

I'm also open to discussing the properties I have purchased, analyzing which deals have been successful and which ones have not.In my experience, out-of-state investors who buy single-family homes in the suburbs usually see better returns.

.: My experience is similar to Colleen's experience.

I’d prefer less outsourcing on behalf of the banks and fewer web portals/ apps/ servicing companies because in my experience the more entities involved the more glitches, so adding a VA and another layer of software to the mix doesn’t sound inviting.

How can I effectively gather evidence to support my eviction case, such as documenting the disturbances, obtaining witness statements from other tenants, and documenting the tenant's interactions with my son?