Hey Jordan, I would find someone you can work with as your "boots on the ground" in the area to help with leads.

(I would recommend strongly against giving her a reason.)As far as ethics, I would say it's MORE ethical to give her the boot, out of consideration for your other tenants and the neighborhood at large.

@Hardy DavisI would find a market where there is more cash flow, and possibly find a partner in that market who can be the boots on the ground.

As an investor and PM in the OKC the advantage of a PM is they're your "boots on the ground" example is performing property inspections, posting notices to quit, ext.... it's extremely difficult to run any rentals out of state without someone there to be your eyes and ears. of course I'm a bit biased in this situation.

If it was me, and knowing what I now know, I would find a market where I can invest in, be boots on the ground, and learn the business.

The primary residence lien is "boot equity" and functions as a guarantee but is more of an incentive to encourage project completion.

I have also bought from a neighbor and such but unless you have some boots on the ground, your best bet would be finding a realtor you like and/or search the MLS. 

I've often thought about investing in Peoria because the properties are more affordable and I still have some contacts from living there that could assist with boots on the ground. what makes me very uneasy is the trajectory Peoria is on.

Build a Strong Virtual TeamLocal Boots on the Ground: Having someone local who can handle property inspections, meet sellers, or take photos is essential.

I do have some reserves and can also offer some boots on the ground type work.