Removing tenants is a serious pain in New Jersey - though I realize those specific deals may be rehab and profit opportunities.

If I'm investing out of market, I want to be sure the location isn't a pain to get to.

I do not like this as obviously if a business account is only accumulating rent from 1 property, it wouldn't accrue the cash in each as quickly as it would if all of the rents were funneled into one account.. and it makes paying the bills a bit of a pain on each of the properties as I am having things done to the properties, lawn care, etc.. constantly has me making owner investment deposits into each to cover initial expenses associated with the properties.. etc. 

It's a real pain to enforce but it's worth it.The majority of carriers right now have a loss rule on new business that varies but goes something like this... they will not accept your new policy if you have a loss in the last 3 or 5 years.

So state AG's are getting wise to the abuses and in PA in particular.. as I have 2 vendors in PA that I have funded for years.. who work variations of this model..

I looked into a cash offer just to free myself but the offer was painfully low (putting me at a $60k loss).

This couldn't be more of a true statement with the current clients I'm dealing with.. on one spectrum, I have clients that are incredibly respectful take my recommendations and listen and on the other I have people who are just plain rude and are a pain to work with. 

That could be a big pain in California.

I am doing this completely remotely, which has been a massive pain/lesson learned (topic for another day).I signed a very high-level agreement (i.e. expectations simply say "drywall and paint") with him for drywall and paint work at my home for a total of $10KI have paid $5K as a down payment as well as ~$2K in materials over time, as neededThere have been multiple break-in's in the home, and he has done me favors of working with the police, and boarding things up.

@John Quiles Yes I've heard City of Decatur can be a pain.