This could work out alright, but I wouldn't count on this going smoothly every 2 years like clockwork.3.

Good ones can really help make sure things go smoothly. 

I'm working on 2 at the moment, it's been smooth, what hasn't been smooth are the contractors, I'm behind schedule because of a horrible GC that set me back big time but still no problems with the land bank as long as you keep them updated on what's going on.

I've had to fire GCs and partners too, in which case I just try to exit the deal as smoothly as possible.Expectation management is everything. 

Hitting the sell button is definitely a tough thing to come to terms with but it sounds like once you made that decision things have been going smoothly.

I know of someone who bought without, but it's not as smooth as selling.  

Both properties are rented by the room (12 total) and managed from another state and for me, it runs very smoothly for the most part.

What have you done to make things go as smoothly as possible while not being local? 

I am as regular dude as it gets; other than my great looks, sense of humor, quick wit, ability to smooth talk the ladies, critical thinking skills, sweet jump-shot...My bad, I got lost in myself for a minute.

Fingers crossed for a response from her and smooth rent increases like all of your tenants!