@Vu TrinhThe system for buying out of state rental property varies from one investor to the next, so there’s no one-size-fits-all formula to follow.However, while even though goals and investment strategies are different, there are some general guidelines to consider before investing in rentals that are out of your home state:Look for markets with vibrant economies, strong population and job growth, and low unemployment ratesUse the free rental property analyzer in this article to forecast the potential return of a property.

Felicia is right for habitual complainers I reference the lease often and and ensure the issue is clearly closed.  

I do want to be flexible so I wrote an official late policy that defines habitual lateness and the penalties.

I recently dealt with a habitually late tenant I inherited, When I took over management I heard the same old stuff you are saying.

Indy has a growing population and a divers, vibrant economy whereas Cleveland has a shrinking population.

I called the guy and he told me the tenant was habitually late and was currently a month and a half behind on rent. 

I have been doing this about 6 years, and have over 35 doors, and have never had a tenant that habitually pays late to have to go through an eviction. 

@Iman Moorman Welcome to the vibrant BP community.

@Ming Wu   you may want to look at Portland Oregon... vibrant city... prices are between Seattle and BAy Area prices.. rents are super stable.. 1% vacancy factor in the entire metro area.

He also adds value to my business by helping source tenants thru our collective network, manage subcontractors, and handle my construction-- so I can focus on my economic engine- sales day job.My business model-- I'm sitting on 3 duplexes and 1 quadplex in solid parts of the Twin Cities-- in young, vibrant areas near breweries, coffee shops and great restaurants...