I’m sourcing carefully and trying to approach it methodically, especially with the added layer of investing out of state.It’s good to hear advice from someone with experience.

No one cares about your properties like you do.

(To avoid months of probate and thousands if not $10’s of thousands of dollars in costs.)Hawaii is considered a "TOD deed state," meaning that residents can utilize Transfer on Death (TOD) deeds to designate beneficiaries who will inherit their property upon their death, allowing for a potential bypass of probate court proceedings.If she is already in memory care center.

Be super careful.

Definitely tread carefully here to avoid any discrimination claims!

Gotta be careful though.

A reliable tenant stays for many years, pays the rent on schedule, and takes good care of the property.Reliable tenants are the exception, not the norm.

If not, I'm guessing it would be treated as a traditional rental loan, either conventional or DSCR, using market rents rather than the rent in the lease agreement.

However, since you put the asset into an LLC, I am going assume you care about asset protection and further this discussion just a bit.My advice to you is to seek out local banks where much of their business is derived from commercial lending.

Investing in the right neighborhoods can increase your odds of success.Also if you look at the appreciation rate in Cleveland and Dayton over the past 10 years its actually quite similar to the cities of Columbus.But I do see your point of being careful in "declining population cities".