I'm in a handful of markets and Huntsville is the only one I chose purely by macroeconomics and trends.

Each lock is operated by (4) AA batteries. 

I had listened and read as much information as I could from Biggerpockets (@David Greene 's book on out of state investing is pure gold), and knew enough to avoid the major catastrophes (like paying the contractor the full payment up front.).

Even with a handyman, I feel compelled to oversee or follow up on the work, which doesn't really alleviate my stress.The core of my issue seems to be a mental one, rather than purely logistical.

This is especially true given the high price I expect to pay for the property, as I think appreciation will give me the best ROI.I prefer house-hacking to out-of-state because:1) I want to own the house I live inThis is a pure emotional thing.

The extra $170 is a purely financial investment and not really insurance.  

We have done pure investment loans, and personal properties.

For me, I would invest in Garfield if I could afford it as a pure investment property, however I would look for properties where I can get some forced appreciation.

Utility costs were kept low in large part due to using battery powered equipment when and where possible. 

To answer your comment, I find that the majority of landlords are very disrespectful to tenants, blame everything on their tenant that goes wrong with the property and talk down to tenants.As for being 100% pure business, there is absolutely no feeling or love for tenants when it comes to rent increases or terminating their tenancy.