This will help you identify what market will have the most ideal factors for what you're trying to achieve with real estate. 

Comparing a few options can really help.Let me know if you want to talk more about this or need any help!

Property ARV: $450kTotal in: $350kMonthly rent: $4000Monthly taxes & insurance: $530[Loan 1] (via broker)75% LTV1.5% origination fee ($5062)Other fees: $1595 underwriting + $1295 processing (=$2890)Interest rate (floating): 7.25%5 years PPPMonthly P&I: $2,278Rent - PITI = $1,192***If appraisal comes back high enough, may be possible to do 80% LTV at 7.99%[Loan 2] (direct lender)70% LTVNO origination feeOther fees: $1,395 underwriting + $695 processing (=$2090)Interest rate (will not change): 7.375% 5 years PPPMonthly P&I: $2,152Rent - PITI = $1318---------------------------I really like how there's no origination fee with lender #2 so I get to keep more of the money I pull out.

I was thinking of OOS, but reading your post I think It would be to much risk and have decided if I'm going to pull the trigger on something like this, I would be moving to that location.

All of my rentals are stuck using Louisiana Citizens Insurance (state sponsored and 3x what I was paying before the insurance companies all either pulled out or went bankrupt). 

If you have specific questions about property management, I'll be happy to help! 

Switching to a different market will not help, the issue is in your head: you have unrealistic expectations and/or a closing phobia.

I am a diy person but I realize that this is gonna take some help from a community of like minded individuals.

Hope that helps!

It helps me read these forms better.