@Stephanie Smith this is a layer cake of hot-mess. 

OOS investors can do the same, but you really do need to spend a lot of time and effort in getting to know the area very well and also finding a few people local to the area that you can trust and will help you.Finding a suitable property in Richmond isn't a cake-walk either.

If I happen to get any money out of it that's just icing on the cake. 

Appreciation is an icing on the cake bonus, and depreciation is a temporary setback the market will fix for you sooner or later.

You can also consider other ideas like buying a high quality air filtration system or suggesting to the tenant that he consume edibles instead of smoking it.

The icing on the cake is now what look to be a 18 month evection moratorium.  

But if you want cash-flow for 10+ years and icing on the cake at the end I look at multi-family or at least quality SFH is C/B+ class areas. 

I invest in Montana primarily but have family and potentially a new piece of cake job in Houston, Texas waiting for me.  

Turns out they had left their wedding cake out on the kitchen counter, and guess what?

The parge coat is like icing on a cake, a thin cosmetic layer of concrete used to cover the exterior of the foundation mostly to protect exposure to the rebar.