The other thing to check is your state law.Most states require landlords to mitigate damages, which essentially means you need to start making a reasonable effort to find a new tenant to replace the one that's breaking their lease so you limit your financial losses.  

It's those maniacs that buy homes cash via quit claim deed off of craigslist that really get screwed.Make sure your property manager is a licensed real estate brokerage.Google Clayton Morris and/or Morris Invest for a cautionary tale of what not to do when buying turnkey real estateUnderstand you can not eliminate all risk, only mitigate it.

My obligation as a landlord in the situation of an abandonment is to mitigate losses. 

My advice, have a solid plan, know the flip side, mitigate your risk, and work the plan.

Every one makes mistakes, even seasoned Pros, but the difference is we know 12 ways to mitigate or fix them.  

Cause you already have some deal.When I see how is the market in Virginia, I am wondering if it is not more risky to invest in one deal around $300k, than several around $50K/$70K and mitigate the risk.I was thinking of investing in Georgia.

Go ahead and do so, but be sure you mitigate your risks at the same time.Good luck!

Large complexes with a "system" in place may not be able to accommodate a "case by case" scenario that a small landlord could do and realize that even though there was this, there's also that which should mitigate it and we can move forward.

the rental regulations snowball in seattle is still picking up steam as it rolls downhill it seems - the latest proposal by certain council members is a full eviction moratorium during the coldest 5 months of the year,  regardless of tenant behavior,  and of course zero mitigation to the owner.There isn't a glut of small MF in seattle for sale by any means,  but there are a fair amount of those on right now so anybody who is interested in buying that type of property in seattle has some options.   

For me, I hired expeditors from the area, they're familiar with the local codes, recommend the correct way to mitigate, and in the end, turned out cheaper.One of the violations is an illegal apartment, would've cost $35K or more to have it totally torn down, blueprints drawn, and rebuilt.