do you know how to read building plans or permits?

Sorry to hear your self managing isn't going as planned...finding good tenants is tricky!

I have drafted plans for covered patios and decks in Coronado, City and County of SD.

(I did not hear the noise or  care but those much closer to the house did) so be careful with these kinds of plans  in the middle of a residential neighborhood.  

It sounds like you’ve got a solid foundation with your rental property, and I love the ambition behind your plans to build a property management and maintenance company—it’s a great way to take control of your investments while creating additional opportunities.Best of luck to you! 

That means creating a clear budget, forecasting cash flow, and maintaining a detailed financial model that tracks both the current and future performance of your portfolio.Tax Optimization & Risk ManagementBeyond financial clarity, strategic tax planning and risk management are essential to safeguard and grow your real estate investments.

Even if the rental has a decent cash flow with additional flood insurance, we're still not sure we want to take on that risk as we are out-of-state investors (planning to move back to KY in the future, but not now) and we don't like that it will potentially bring down the perceived value when we try to sell it in the future.The seller has never lived there and has not provided any information on if it has flooded before or not. 

If you're planning to buy in the US, there are programs for those that aren't US citizens.

The challenge is the that you need to have a plan for the property that will allow you to improve rent collection, lower expenses or build the equity.

And don’t underestimate the power of direct outreach; some sellers may be more flexible if you present a clear, structured plan for partnership or financing.