As my friend Deren Huang and I have discussed on a number of occasions...

Even then, you will need to "manage the manager" on occasion.

On the rare occasion where a tenant can't pay, I treat them with dignity and respect, give them 3 days without late penalties, and and even offer to pay for their storage unit for a month while they transition (approx $50, vs $1000s in lost rent, court fees and damages if you have to go through eviction); 95% of the time they've just had bad luck and appreciate the treatment.More importantly, their neighbors see that I'm not just a stereotypical 1980's movie landlord out to ruin the lives of single moms and their adorable band of misfit children, and believe it or not, this really does affect their decision to move on when I do my annual rent raises.

Invest someplace close so you can drive by and look at the property on occasion, it will also keep the property manager honest.  

In that regard, I would think you having a business card ready to hand out for such occasions is a good idea unless you are already doing that.Well this post was a bit more long-winded than I thought it would be but I hope I was at least able to help a little bit. 

@Colleen F.In some states like PA, the minimum sized septic system is 3 bedrooms, there are no 1 or 2 bedroom systems, so adding a bedroom doesn't affect the size of a permitted septic system for any system less than 3 bedrooms as long as the new total is not more than 3.In some rare occasions a builder/owner might initially build a septic larger than the number of originally built bedrooms, anticipating future growth.I've been licensed by the state to do septic testing and septic designs.

On one occasion, I had a seller charged an HOA community fee for selling.  

On occasion it will work properly, but rarely.

Would extending it to 20-30yrs work for this occasion?

On rare occasions you will find a lender that will let you refi using the ARV as soon as the rehab is done, and the property is rented.If you have a local mortgage broker that works with a lot of investors, they'll know what is available locally.