So what should I do to cover myself against any claims of nuisance, habitability, quiet enjoyment from the lady/son tenants? 

Orange Beach & neighboring Gulf Shores AL has already been through that cycle where areas outside of the primary beach zone originally  designed to accommodate primary residences are now restricted, but the major tourist areas closest to the beach are exempt, creating a balance for residents & the visitors which are so vital to our local economy!  

It's vital that you build a team that works well together, but everyone stays in their lane. 

They are going to cite YOU, regardless of what your lease states. pests/rodents is an issue that impacts habitability, and habitability is the responsibility of the owner.

For me, it was a bit of sacrifice and mindset to work around spending and saving habits. 

Hello @Torey Chumbley,Property management is definitely a vital key to out of state real estate investing. 

But I'm conflicted because although I have completed all necessary repairs and habitability is not an issue, their unit does look run-down.

Working hand-in-hand with townships is very vital to any property management company in NJ (especially when you get into the smaller townships). 

It is vital to build a team with an expertise in the marketplace.

Hello Everyone,What are some habits that you guys recommend for new investors?