Bigger Pockets is a great place to learn and connect with fellow investors.What was the key factor that helped you make the decision to invest OOS? 

If the house is listed as-is, there won’t be much room for negotiation (ie. seller concessions/credits), but you can offer a price that factors in the rehab components.

The critical factor is whether the property owner can demonstrate that the sale or settlement was made under the threat or imminence of condemnation.

This was during the biggest run up in RE prices since FOREVER.

It's going to be different for everyone based on their skill set, property, renters, and other factors.

Now some choose to do it with TK companies and give up the control factor that you have with your investments.

Anything smaller may not attract larger investors or offer the economies of scale needed for profitability.Design Style: BTR developments often consist of attached townhomes, usually with features like garages and a more upscale design to appeal to renters looking for something between an apartment and a single-family home.Location Factors: The success of your development depends heavily on location.

Her text isn't a factor either way if you give her notice.

If you sold it, what would you do with the money and how does the return compare to what you get now (factoring in the amount of work/stress with each option)?

You will need to factor in rehab costs, which could easily eat up another $50-75k depending on the condition.