They haven’t been too bad but I’m looking at smaller units.

I'm not a fan of 100% debt because of the consequences of deals that go bad. 

Nothing like first hand experience and meet with local realtors, contractors and attend an RE meetup while you're there.There are good and bad areas to invest everywhere. 

It is not going to get any better and if markets adjust or you end up with a bad tennat or unexpected capitol expences or another special HOA assessment you will be kicking yourself for not selling now.

@Issac Braun that is too bad. 

Theyll take care of the nuisance landlord headaches, but you'll still own it (a good thing) and be on the hook for major repairs like roof and HVAC (a bad thing). 

I love how she handles those bad contractors wearing the FBI shirts and those who don't respect women in the real estate industry.

Now, how likely is this to hold true on a small lease in small claims court probably not a huge issue but if one's truly worried hypothetically could be bad. 

Usually these are either properties in war zones or with some serious issues (rent control, structural damage, bad tenant profile). 

I am familiar with the areas and know that they're not bad at all, and the photos show clean, nicely renovated places (new appliances, granite countertops, etc. - the typical good-looking family home).