We also tried leaving a box of extra tile at each rental, but tenants broke them or through them out. 

Like-Kind Real Property  The following list of real property asset classes represents interests in real property that usually qualify as like-kind property for 1031 Like-Kind Exchange purposes: Single Family Residential Property Multi-Family Property (Apartments) Commercial Office Properties Retail Shopping Properties Industrial Warehouse Properties Triple Net Lease (Net Lease or NNN) Investment PropertiesAgricultural (Farm) Properties Vacant Undeveloped Land Oil & Gas InterestsMineral RightsWater RightsAir Rights Easements in perpetuityLeases with a remaining life, including options, of 30 years or more Tenant-In-Common "TIC" Investment Property InterestsDelaware Statutory Trusts "DSTs" Investment Property Interests Vacation rental properties (income producing)

They would make sure you have the right policy.GL & WC only if you want the extra coverage. 

Stuff below that usually means it’s a tougher tenant.

Is it worth the extra hassle of buying out of town? 

But it takes time and usually a bit of a leap of faith to trust those on the other end of it.

Also it is usually more expensive than traditional financing so if you would qualify for traditional financing you might want to explore that option first.

There also may be a deed restriction preventing you from reselling for a period of time, but those are usually for short sales. 

So the two aren't mutually exclusive.And generally, creating a syndication/crowdfunding deal as a DST involves considerable extra expenses (versus not doing so).

Churches usually keep their places in good shape too.