I m planing on investing out of state rental properties ,buy hold long term is my goal. fat cash flow is my goal.I much appreciate your input with my questions. 

@Aidan Mulligan In addition to pit bulls because they might be dangerous, I ban short people because they sometimes fail to clean the tops of the cupboards, tall people because they sometimes don’t notice the dirty floors, fat people because they can be hard on the carpets, and skinny people because, well, I’ve put on a few pounds lately and I just don’t want that kind of thing around me.Kevin (previous owner of two Rottweiler rescues, current owner of rott/pit mix rescue).

@Eric LawsonYou have to buy right with enough fat in the deal to cover purchase,  rehab, closing cost and of course profit.  

The fat margin operators get pushed out.Local operators are closer to a craftsman.

Don't stay around with that property (of hand) hoping you get better ones, of hoping some future event you have no control over somehow turn almond shells into Disaronno.

@Nina Phillips, 1021 is simply a "fat thumb" moment when sending from my cell phone! 

Others may disagree but I still prefer leverage with a fat wallet to back it up... make sense?

They can play the withholding rent game, or even possibly hiring their own contractor and then giving me a big fat bill, even though the asbestos situation is iffy at best.Not too long ago, the tenant wife told me they were involved in a lawsuit with a las vegas hotel over legionella, Legionnaires' disease, so I decided it's not worth dealing with the wife's complaints and drag this out.

Not a lot of fat to trim.

I did about 3-4 deals per year, enough to make some decent extra income, but no where near what I'd need to survive.Keep in mind: the commission sounds fat, but after you take out the Broker's split, pay you E&O insurance, Realtor dues, MLS access dues, ads, and self-employment taxes, realistically you're only getting around 30-50% of your 3% split.