I keep the quick easy flips. 

Sounds like you're in the scale/harvesting time so I think you need to determine if this property is something you are happy with the cashflow it would produce as well as the time needed to manage it or hire a property manager, or is it time to take the equity and redeploy it into something more worthwhile like a higher cash flowing investment or creating higher equity in the home you buy down here.

It's pretty easy to get suckered into a bad out of state deal because others want to make a quick buck, and you'll be left holding the bag. 

We realized the screws we were using were too small for the door hinge and we just had to finish that small bottom corner.1/26/25 - We went to Lowes and picked up some 1 1/2 inch door hinge screws (sound in the screw/nail section) and went back to the rental.

Ask an attorney for the cost breakdown, factor in holding costs, assume they'll do more damage on the way out and then ask for a bit more for the headache.But again, especially with no experience with evictions and it sounding like a mess, I would be very tempted to just walk if the tenant is not going to cooperate. 

Is it easy to use?

Love what @Kevin Sobilo replied - sounds like some good wisdom.

BRRRR is not a great strategy in the current market due to the mortgage rates so it's not as applicable as many think from reading older posts or books about how easy it is.

I can see in states like California, you would end up with a squatter tenant pretty easy, and then you're screwed? 

Which is not easy for possible for many people (like your husband).Once you really know what to do, the risk level drastically reduces.