To all the naysayers who say they're dumps, depends on you and your systems and the management of the MOST important piece of this puzzle--Your House Manager.

I went from being an advocate of their 'nationwide' coverage and a customer paying thousands of dollars a year in insurance premiums for  dozens of single family and multi family home policies to canceling every single one of the policies.The problem with NRE is how difficult they make it for claims to be paid and more puzzling is their complete lack of tact in assisting customers to get issues resolved.  

AND if someone has moved several times in five years, they are not really my ideal applicant.I am not saying I would reject someone just because they failed to update their address on their license, but it is part of the puzzle.

Sue, I'm a bit puzzled by why you question my choice to live in CA and promote Kansas City.

Then do the digging and put the puzzle together if you have more questions reach back out and ask sometimes the best tenants aren’t the ones who took the easy path.  

We bought board games and puzzles.

I hope to make contacts with newbies like me in my market area for exploratory talks.         

Then, you hand them back their ink pen to go with the crossword puzzle book by the toilet - and hand them their invoice.

Hence, I only know of one part of you puzzle, as you compare where you now live in California, to Treasure Valley, Idaho.

Of course there is a risk in every investment and there are a few additional parts in the puzzle of long distance investing that need to be mastered in order to lower the risk.