Find/Get a local and experienced Team of professional members that are willing to help you and return your phone calls promptly.  

But I see a lot of posts about investing out of state and even internationally (which prompted this post).  

Those two things are prompting us to find a more cash flow oriented solution that leverages our real estate experience.  

I have nothing to compare it to, and this may end badly but it did prompt me to act.

He always screens the tenants completely and make sure all the tenant request are responded to promptly.

Also they would not return calls promptly, usually I had to call multiple times to get any response.

Thanks @Tim Macy, @Andrew Davis, and @Kit EnglandKit, those were some of the numbers I was getting when I first started looking at all of this which prompted the post.

When repair issues arise, I react promptly.

The recent interest shown by land developers has prompted the land owner to evaluate all possible options. 

With the fact that the police have no concerns about his herion use, this further prompted our willingness to give him 60 day notice (in Oregon, 60 days are required if a tenant has occupied for over a year).Thanks for all of your advice.