@Greg Scott I agree man.

i think compared to other parts of the country we also don't have the attics and basements to do the value add deals like the NE and maybe CA.With all that said, we do see occasionally some decent multi family deals. 

Buying around the country has been very profitable for me. 

The leads are from all over the country and are mostly subject to type deals so you’d have to be comfortable with that.

Lender won't lend money to buyer in another country with expired visa and no job.

I agree with the items @David Liu mentioned but add insurance, vacancy, property management (even if self managing because it is work), misc (mostly items divided across all units (bookkeeper, LLC, umbrella coverage, tax man, office expenses, etc) as well as one off items such as utilities due to slab leak.  

I finance investors all over the country and I can't tell you how many times I talk people out of doing deals.

I agree with the previous reply: happy wife=happy life

I've seen quite a few investors get burned over the past year not understanding the zoning obstacles now in place in Philadelphia and other municipalities across the country. 

I’d try as suggested to divide the rent on the 1st and 15th first and if they don’t agree to that start following your state’s eviction process immediately.