We went $5k over budget, mainly due to the replacing of the septic tank which cost $3500 and we decided to go the extra mile in finishing the downstairs room so that is where the overages came from.

House is in another state  2k miles away ( t or C NM).                   

I will always go the extra mile for them and that is why I have a excellent reputation as a landlord.My reputation is being either the best or worst landlord tennats have ever had depending on whether they are good or bad tennats. 

Given that materials cost the same within a 20 mile radius, the only reason I can come up with for the cost being higher is that a contractor knows they can get more money out of someone who doesn't know any better from a higher priced area, which is highly unethical in my book and it infuriates us.  

Also, you get 25 cents per mile, so make sure you check your odometer and have your miles on your Sch C.

Purchase price: $134,000 Cash invested: $33,500 late 1970's duplex in South East Texas.

Moving to Layton next month too (which is only a couple miles away from me now!)

I'm finding SFHs much cheaper about 25 miles away, and the rental rates seem similar. 

Yes people do this but you’re asking for a giant headache in my opinion if you try to manage long distance  I've already been self-managing these rentals from 3000 miles away (with local help as needed to fill vacancies) for the last 3 years with very little issues or time commitment.

My question is, what is the best way to invest in a multifamily home that is 1000 miles away, being that I would need to hire a property manager.