Agreed I did hire a property manager just as soon as I got the complaint I just don’t want to deal with anything legal/court system especially in dcmy lawyer advised me that if I can settle for a month or two of free rent so do it but you’re right having my attorney handle all communications mivhh is by forward  

It can get pretty complex versus long term rentals - I'd highly suggest using tools like AirDNA that has pretty sophisticated data and projections on STRS in every market before pulling the trigger

I have heard some systems have individual tanks with shared drainfields but again it would need to be professionally designed. 

You can go to Redfin.com and put a search area in “list view” - versus map view and it will let you sort that area by all the table headers in the list - so you can sort them by $$/sqft for instance.  

You never know when timing will work out in your favor, but it's not "luck" if you work your system consistently and it eventually pays off :)

We have had very good luck with our systems in place and love the appreciation of the market here but there are always risks in whatever market. 

It needed all the systems and interior remodeled but the ceilings, beams and structure were solid.

So as an example - make another project 75% yours versus 50/50.  

What systems do you have in place to manage out of state?

Contractors are frequently working multiple jobs - and if they know you are out of town investors - how much priority is your job to them, versus meeting with other customers for their next job or finishing people who have their eyes on them.