Doing the first BRRRR out of state is full of risks.  

I have several other properties and check the rental comps pretty regularly.

I Prequalified several properties last night, so I know they still exist. 

Acquired several off market with great margins especially in the Mililani and Salt Lake area.  

Do you want to risk further problems for a week's rent?

I own several properties in California and I can make some great recommendations.

I personally recommend Southpoint Risk in Knoxville. 

Smoking is considered a fire hazard, and therefore you do not want to risk the safety of your other tenants or property.

For rent stock not rent controlled, the rent should exceed rent control limits (i.e. will be more than $200/month).In March, we had an offer on a property with a value add of an ADU (We pulled out during DD because of an risk with the value add). 

My spouse sees the cash flow coming in but is also worried about the risks that come with it such as having a loan for a property rather than having it all cash/paid off.