The last time he ran away it required a $1000 visit to the vet. 

Homes will have even more deferred maintenance and tenants will be even harder on them.Class D pretty much requires an OWNER to be on location and at the property 3-4 times/week.

@Jay DeckerThe great thing is that you live within Washington State which does not have a state income tax.You may be required to file a non-resident return with Ohio and Iowa.

He may stop doing it as a courtesy, or you may need to explain that it's a requirement to keep working together and he needs your work so he stops taking other work, or he may say that he can't afford to pass up the other work and you can negotiate a better pay scale or a bonus for timely completion. 

You will likely need to upgrade the water service to the building as well.

They require the property to be listed on the MLS once the renovation is completed. 

The lease agreement also states that they are responsible for any landscaping damage due to lack of watering or neglect.

@Ben Grubner In a very limited circumstance we require a deposit.

If you decide to seek private/hard money they will typically require prior expereince. 

For example, they can finance up to 70% of the ARV meaning, if you have a perfect 70% deal (purchase price and rehab are withing 70%) they will cover those cost for you.you will still incur closing cost, taxes, and insurance cost though for example.True 100% financing (ZERO out of pocket) typically requires solid relationships with private lenders or a combination of hard money lender and private lenders.