I have a few others in the same area so  I figure this would keep the maintenance numbers low since I already stop in the area to keep an eye on the other places, mow, debris pick up ect.

In Bridgeport, CT the investment is about 10% of rents collected which frees you from taking resident phone calls, coordinating maintenance, leasing vacancies, bookkeeping and accounting P&L's, conducting inspections and making property payments.

We engaged professional management and are currently making capital improvements to renovate and upgrade units and resolve deferred maintenance.

@Julia Fair I am working with a cleaner in the area, and I have an on-call maintenance person.

If your selling...Case in point we sold a $13,500 duplex on a Lease Option $38k @ 13% & he paid all taxes, ins & maintenance.

If done, it will:  improve the curb appeal , lower maintenance, create more privacy,and add rv parking.

How about recording an easement on the property to you and others acting on your behalf for access to and from the billboard and use of the billboard, including maintenance, repairs, replacement as needed? 

Then give a full refund if we see zero or very minor activity.I’ll try that routine and see what kind of push back I get.

I don't have $80k cash for down payment and initial maintenance so I am trying to figure out how to make this work.

Seems like you haven't factored in maintenance, cap ex, lawn care, property management, or vacancy. 50% Rule says $1,800 in expenses additional to your mortgage payment.