Exactly 1 year later my first tenant moved his family in where his kids and dog can play in the massive yard while raising 2 cows in the barn.

Should you add a playground or dog park, or would your money be better spent on putting in gated access?

Dogs? 

I try not to let the interest rate tail wag the dog and also find it is way easier to have my investment properties within 90 minutes of my home.

Also measure the profit per door and fix or sell the dogs.

For one, private money lenders are much quicker—I've seen deals close in just a few days, which is a lifesaver for time-sensitive projects like real estate flips or urgent business needs.

As an out of state investor, am looking to work with wholesalers, agent or bird dog who can walk the ground .

I did my usual response asking if they have been to the area before, bringing a dog etc. with no response.

Scares all the horses and dogs, but hey, it's ony a few times a year....

Quote from @Roger D Jones: SamEveryone here is providing great points to consider and if you were my son I would say that at 360k this 'dog needs to get put down'.