Depending on financial position, it's going to be about getting a Rock-Star of an agent who knows how to get you a good terms based purchase, assuming you have finances for such.

@Wesley I. yes, fixed is what I want because my HELOC is variable.

I had a tenant paying 45 dollars a unit complaining they should have free use of a dumpster and left 1 star reviews everywhere.

Thats because I don't require it as long as they have a host referral and 5 star reviews on their profile.

I outsource only those with 90 or more reviews at 5 stars.

Pretty horrible service reviews 1.5 stars only!

The moon, sun, AND the stars, may or may not align.

Good cleaners understand that and work hard to get you 5 star cleaning reviews. 

I totally get it..Urban core though  burnt out failed landord is a huge swath of the inventory.. look at what that Rock Star Clayton Morris did to 400 plus investors thats a classic case of a ton of low value homes coming back on market and someone losing a lot of money. even if they did rehab them .. half of those OOS would be failing or selling within 60 months.

Quote from @Wesley Na: what if you sold what you have and reinvest the money back somewhere close to where you work and live there?