Get multiple quotes for work to be done.

RR Pretty sure that sarcasm was involved.

That said, anywhere I'd be interested in buying some investment properties would involve a location away from my duty station.

Both tenants are on the lease (were a couple but now are separated due to serious issues involving the Police) and have stable jobs.

In terms of "best" measure of return my favorite is equity multiple as its very simple and straight forward. 

disclosure: not a lawyerI've seen and been involved with a number of deals where the LLC is in a different state than the property.  

I'm looking to get back into the buy and hold for cash flow game in multiple out of state locations.

The previous landlord hired an attorney and they delay the case for two years with multiple bankruptcies on the eve of unlawful detainer trial. 

We have a bunch of saved properties on Zillow, etc. and I wanted to see if there's a Miami realtor on BP that could help us streamline the process in seeing multiple properties on Miami Beach.  

You could also stay involved in the transaction if there is a substantial enough spread between PITI (e.g. $600) and market rent ($1,200).