*Most* of the time it is better to start off investing someplace you know intimately than picking cities out of a hat based on statistics you read on a screen. 

U know investors go for paper returns with no thought to tenant base and RISK.. no different in Vegas than in any other market.

Her office is based here out of Gainesvillle. 

Does your opinion change based on that? 

Guess who the E & O carrier's claims department goes after for reimbursement based on the broad indemnity language quoted in this chain?

I am new to real estate and based out of LA looking to learn more about out of state investing! 

It may play out well for you, but the details are tricky, and the adjustment procedure is complicated.

But the overall ROI is based on the year.  

Definitely a less stressful way to do it the way you're describing, but I would say that 0 down time is a pretty ordinary procedure / SOP, unless a unit is getting significant renovations.

It seemed like they didn't have much data for my area, and looked like they were applying the same comps for the whole zip code, even though my area can vary a lot based on the sub-neighborhood.