Last thing to look at (and right out of the pages of our client's own experiences) might be starting a transition of wealth in the form of using 1031 strategically to purchase property that your heirs live in until you pass and they inherit. 

I have found in the world that we live in today many of the problems of OOS investing are lessening. 

.- Someone talked about crime and hard tenants (who don't pay - usually inherited ones)- not many economic opportunities to attract pool of people and boost area etcI'm looking at houses on both sides (Canada and USA) US, they are cheaper like 731 Pine Ave, Niagara FAlls NY 14301 going for $270,000 (5/2, 2700sq ft) but on Can side, it's like houses are in the US$400K - smaller sq ft.

Inheriting nightmare tenants that are hard to move out. 4.

You're inheriting those (some known and some unknown). 

A friend of mine in San Antonio had a similar situation.. she inherited a vague commercial lease and learned that the rules differ big-tiime from residential.

Perhaps try a better quality paint to start with and lessen this issue.

Every time you stacked these investments and that snowballed, the risk would lessen.

As mentioned, I ended up telling her she can finish out the remaining 5 months of her lease via Zelle, but with the expectation that we switch to Avail if she renews (and Avail will be required for all future leases).I wasn’t sure about the legality of forcing her to switch to Avail since it wasn’t mentioned in the original lease I inherited from the last landlord.

We currently have 3 going, and they are all legacy, inherited tenants.