Many OOS investors set themselves up for failure because they don't truly take the time to understand:1) The Class of the NEIGHBORHOOD they are buying in - which is relative to the overall area.2) The Class of the PROPERTY they are buying - which is relative to the overall area.3) The Class of the TENANT POOL the Neighborhood & Property will attract - which is relative to the overall area.4) The Class of the CONTRACTORS that will work on their Property, given the Neighborhood location - which is relative to the overall area.5) The Class of the PROPERTY MANAGEMENT COMPANIES (PMC) that will manage their Property, given the Neighborhood location and the Tenants it will attract - which is relative to the overall area.6) That a Class X NEIGHBORHOOD will have mostly Class X PROPERTIES, which will only attract Class X TENANTS, CONTRACTORS AND PMCs and deliver Class X RESULTS.7) That OOS property Class rankings are often different than the Class ranking of the local market they live.8) Class A is relatively easy to manage, can even be DIY remote managed from another state.

Finally, I got a company to handle it after like 10 failures.

It is connected to several closed NV companies but they could simply be failures. https://www.trustfundinginc.co...

@Pam M Eskridge Highest failure/drop out rates are among those students financed by parents. 

Your chance of success is as high as the risk of failure but my guess is the high level of risk is your ultimate attraction.As for financing, based on your past business success, I would guess you should already have the institutional and personal contacts to muster financing.

Examples failure to pay by law workers compensation, as a employer a investigation by OSHA how about a Federal tax audit? 

I house hacked it for the first 7 years till I moved, I then rented it  out about 10 years ago.I've been a hard labor type my whole life, always able to go make a living working hard. 5 years ago I found out I had kidney failure, 2 years ago I officially became disabled.

I suspect that 99% of evictions are failure to pay so the ability to nonrenew a tenant isn't any great benefit for me.

Failure to analyze properly - Using percentages for analysis can be very deceiving. 

I 100% agree with house hacking with other realtors, could be pretty neat, like a mastermind group together all the time, and learn from each other's successes and failures.