Donwe routinely achieve those return results in new construction  it is getting very tough on rehabs though.. there are some new strategies I like though that can help flippers. 

They routinely email out to their distribution list when they have a property.

But practice and routine will become easier so you can overcome your fear.

From a legal standpoint, jurisdictions vary widely in their laws - search for the thread about NJ and audio/video cameras last month for a taste - so I won't get into the weeds whether the OP is in a "one party" or "two party" state with regards to surveillance.By her own admission, the OP is already suffering the fallout from the other tenant from her overstepping bounds and making them uncomfortable in their own home. 

This is mundane, routine work that most attorneys don't really want to do anyway.

@Andrew Bober Yeah, while it doesn’t really affect the seller, it provides little value to you and will just make sellers uncomfortable. 

Have 100% effectiveness for sending routine messages (Thank you for booking, check-in instructions, etc...)b. 

@Lesley Resnick if it makes you uncomfortable, you could always ask for a high option fee.

If you're going the umbrella insurance route, make sure it will cover you for several things including just the routine slip and fall (like mold or earthquake).

I'm uncomfortable investing out of state because I've never done this before.