The higher credit is attractive, but what if the couple's income is 3.2x the monthly rent and the single woman makes 6x the rent?

There are lots of hard money options (or maybe not "lots" but not too uncommon) with no appraisal required - that makes the offer equivalent to cash (closing within a couple days and no appraisal contingency - its out there)The lender still has to ok the deal, appraisal or not.

I had a couple of people suggest to me to sell my appreciating Bay Area SFH so I could acquire more "doors" and theoretically "cash flow" more with OOS properties.

It couldn't hurt to call a couple attorneys right away to see what they say in terms of cost and suggestions for dealing with this quickly.In terms of mitigating any legal issues with your tenant be sure you are documenting every conversation you have had with the HOA in terms of asking them to make the necessary repairs.

I got rid of a couple properties too, but now I’m hunkering down and maximizing cashflow/operations.  

Short of coming here and meeting face to face with them and come to a couple local REIA events to discuss, for those who are remote I would suggest getting into some of the NE Ohio REIA facebook groups to get some advice from locals.   

A couple only lasted 2-3 years before closing.

Bookkeepers are fairly cheap, even good ones and should be able to setup for 2 units in a couple/few hours.  

And now with rates being high, plus many areas overbuilt with new apartment buildings, I’d be careful with unknown areas, and also what you read in the media about “hot” areas, up and comers, etc.I was in a similar situation to yours a couple years ago.

This is an old thread that was revived with the recent reply, and re-reading it now, I want to correct a couple things.