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. 

And by the time you can actually quit you have a well oiled machine up and running.

Navigating the real estate info-education world of charlatans and snake-oil salesmen, my goal was to find the folks who were actually teaching and learning by doing.My search eventually introduced me to working class New Yorkers like Eli and Marina, who, seeking a better life through passive income, created the Syracuse Connection which focused on buying property in the frozen tundra of upstate New York.Some believed Syracuse had a promising future as a city looking to reinvent itself.

It is often a lemon.

We rented out a barn with the area was to be maintained and clean and rent to be paid weekly  it was not where they lived has many trucks and cars in view have broken glass and garbage all over constantly have to pick up garbage which did not do before ruined the drive and inside barn with broken glass and oil and crap and now will not pay rent was only charging 125 week then brought dogs over had me take care of them not paying for them then I got in middle of a fight they knew the two doges did not like each other I broke up 2 times did not take away til I was bit did not pay rent for 2 months what Ideas does anyone have to try to recover will have to bring in gravel to cover all the glass and still have pain from bite plus used the electric 4 cars can junk 1 tow truck no engine who knows a suburban that runs and a real nice truck in barn 

We are in the oil patch of West Texas.  

This is due to the oil refinery workers.It depends partly on how you are going to find your deals.