Interest rates are pretty universal across country, you are in a high demand, high cost area.  

Personally, if your market tends toward the former condition (better/normal appreciation) I think it's a fairly safe deal looking at the long term, assuming infrastructure around you continues to support the idea of renting it.

I considered adding a universal gym but will go with billiards and foosball instead.There are more spas in this STR market than EV chargers ((only 5 or 6 units have a EV charger), yet it is about 200 miles from the nearest large metro (too far for most EV to go without a recharge).  

Changing careers can certainly be a challenge, but it sounds like you're equipped with a solid foundation thanks to your sister's support.

Here’s the situation (personal details removed):The tenant reached out explaining that they’re going through financial difficulties due to an ongoing divorce and lack of child support.

Yes, I'm a Property Manager in the greater Phoenix area.We are a mid-size property manager, large enough to have great tools and support but small enough to provide personal service.

Buying an out of state rental property from a realtor, wholesaler or off facebook or zillow etc as opposed to from an operation or turnkey provider who has an active, substancial, and effective boots on the ground team or teams to support you after you close on the sale. 

There is no universal right or wrong, it's personal, it should be a strategy that enhances your life not takes away from it.

If you end up having a vacancy with no cash flow, it hurts much more than when you are able to offset with cashflow from your other properties.I would recommend seeing if you are able to diversify a bit with some local or out of state properties that do cashflow some, even after Property Management, that way you could start to support these homes.

When you move to concrete driveways your lots have to be way smaller to support the cost.