Sounds like a well-oiled machine.  

@Joe SplitrockFor the crayon / marker it’s the one final thing I’ll use oil primer on.

Joe's deal is different they buy the 30k houses like you describe then market this program to investor in CA ( according to Joe) who then pay them 50k for the house ( they make 20k cash) then they broker the homes to the fruit pickers or in texas I guess oil workers for the 80k and according to Joe no one does any rehab on any of it. 

still not up to our peak of rents when oil was 130 plus a barrel but getting better. 

@Tanner ColeWhat about purchasing mineral rights at a discounted price and reselling it to oil companies.

They were worried about oil leaks thus we had to validate.  

I'll have to get over my issues and just find a good and fair contractor in whatever market I choose.Also, I'm nervous about getting a total lemon or getting bad tenants because I'm out of state and can't personally check out every property.I will put more consideration in small multi-family, as you suggested.

If the color is close, you can leave it just like that, or you can get an oil-based spray paint (assuming that is above the water line, which it looks like in the photo), tape off and spray, then wet sand with 2000 grit after it cures.

The job market is tied to Oil, Gas, Solar, and Wind so when one is typically up another is down but in my mind it is fairly well diversified.

Any system shocks spike energy prices, especially oil, and will give the Fed reason to be cautious about lowering rates aggressively.