@Jonathan Reitnauer There is a certain amount of randomness that comes from the circumstances - there are only a handful of buyers physically present and the sale happens without onsite due diligence.  

Once you have this team in place, you should have the foundation to invest in any market confidently while not being there physically.

For instance just to place a commercial tenant (no physical changes to the space) the Borough required us to pay $5000 for an architect to draw the space. 

I used my physical address as the administrator address and was bombarded with a lot of unwanted mail and this time I’d like to keep that separate.So in general, is this something that is acceptable?

Former Physical Therapist Assistant for 14 years and changed careers to driving a semi truck for the past 3 years in the Eastern region.   

That's why you invest, don't trade, in physical assets. 

I do agree with Evolve's model on one point though -- that the PM does not have to be physically stationed in the local market.

Even in a mediocre market, if you have a great agent and a great PM, you will outperform a great market with a mediocre PM and agent.That's also why I think it makes no sense to invest in 17 different markets: you don't know much about any of them, you have to build a network of people in every market, the law is different in every State and it's physically/economically impossible to visit any. (1-4 units anyway, large commercial is different). 

Had tenants physically threaten me when I went to make repairs and asked them why they caused the damages. 

My financial objective is Teak production and sales to India/China/Europe and also procuring physical locations that won't be for sale in the future.