I suggest working with a Direct Lender that covers multiple states and offers the following support: DSCR Programs | PreApproval Certificate Letter to let you shop with an approval letter in hand and Prequalification support for Properties in advance. 

I'm also charging less than Rentometer suggests I should.There are a few equally nice units a few blocks away that charge comparable rent.

Does this suggest that something is missing in lease agreements?

It was not as simple as a stick-a sign-in-the-yard disposition process.

Not knocking wholesaling…I just think it’s a hit or miss thing and for me and my market I don’t find it reliable enough to scale the way I’d like or worth the additional exposure/risk it brings.Luckily, we have good deals on the mls here.I appreciate the suggestion and I’ll keep watching the deals come through!!

And if the cap did go down the drain, in most cases it would be a simple matter of putting a bucket under the trap, unscrewing the trap, emptying it out and screwing it back in.

It is easy to assume, but assumptions are only guesses and often clouded by our view of people.As you are out of state and this is clearly causing you stress, I would suggest talking to a few local property managers to see if they can take over management of the property.Vacancies do cost, though the price someone else quoted is higher than I've ever experienced outside of an eviction where lots of stuff was left behind and the place was not taken care of (both of those were probably $6K once I factored in lost rent).

Any suggestions?

Even as simple as assisting me get off the ground (Tobyhanna forms, Monroe forms, management team, cleaners, platforms to list and programs you may use).

Any suggestions?