This dedication can help you avoid becoming part of the 70%-80% of new agents who leave the industry within their first couple of years.

If the reservation is just for a couple of days, I accept it.

I am about ready to just manage myself from out of state and have a couple of local handymen help me out when things come up.

What is the best way that you have found to tell them that you need labor & materials separate, so at tax time you can send them a 1099 for labor?

I'd be more than happy to provide you with a couple recommendations if you need?

But if you do want to invest out of state where cash flow is higher, I think it's worth narrowing down where you think the best markets are and then find a way to take a trip for a couple days or so. 

Spent a couple years as an LO. 

Joe’s (19151), Powelton Village (19104), Squirrel Hill (19104)East Falls (19129)Francisville (19130)B+: Ton of flips, new construction SF being sold, still a couple teardowns on the block, trendy bars and coffee shops starting to open.

I do have floating rate agency debt, however, and rising rates coupled with lack of rent growth has been a drag on cash flow. 

I have a couple of single family homes in Cincinnati, but most of my portfolio is in Columbus.