If they support a rent increase, you could look into raising your rents by that amount to offset the cost.

Changing careers can certainly be a challenge, but it sounds like you're equipped with a solid foundation thanks to your sister's support.

Personally, if your market tends toward the former condition (better/normal appreciation) I think it's a fairly safe deal looking at the long term, assuming infrastructure around you continues to support the idea of renting it.

Their debts would include not just car payments, student loans, and credit card payments but also things like child support paid.

When you move to concrete driveways your lots have to be way smaller to support the cost.  

Networking is another powerful tool—engage with local real estate groups and seek mentorship to accelerate your learning and build connections that will support your growth.

Here’s the situation (personal details removed):The tenant reached out explaining that they’re going through financial difficulties due to an ongoing divorce and lack of child support.

Yes, I'm a Property Manager in the greater Phoenix area.We are a mid-size property manager, large enough to have great tools and support but small enough to provide personal service.

Buying an out of state rental property from a realtor, wholesaler or off facebook or zillow etc as opposed to from an operation or turnkey provider who has an active, substancial, and effective boots on the ground team or teams to support you after you close on the sale. 

If you end up having a vacancy with no cash flow, it hurts much more than when you are able to offset with cashflow from your other properties.I would recommend seeing if you are able to diversify a bit with some local or out of state properties that do cashflow some, even after Property Management, that way you could start to support these homes.