There's a happy middle ground if you do your research. 

And, if you properly calculate all expenses, including depreciation, your properties may generate a tax loss, which can even help offset your W2 income - I believe this deduction is up to $100K in income, and then phased out between $100 and $150K. 

Finding local partners to be your boots on the ground will also help set you up for success. 

As always, have good people on your team, real estate agents, mortgage brokers, accountant, legal, etc... that you can go to for grounded advice.

@Ryan McCook If you are in the accumulation phase of your investing, then it could make more sense to do a refi and continue to grow (TK, rent-ready or BRRRR). 

I came across the following off-market deal in Granite falls, WAPurchase price: 125kRehab budget: 100kARV: 325kExisting mobile house is permitted and is currently 3 Bed 2 Bath 1050 sqft house with a septic1) Is my rehab budget ( including tear down, ground up, permit costs) correct ?

They are the boots on the ground for the entire maintenance departments of their respective co-ops and have been extremely reliable.I would suggest contacting the HOAs around your investment properties.Best of luck to you moving forward!

Good reading for an new investor in research phase.

Without knowing the SF of each unit and if the units are on the roof or condensers on ground, hard to say cost.

New investor in California looking to build a "boots on the ground" team in St Louis to get started on BRRRR deals.