There are quite a lot of repairs or daily requests from guests, more bookkeeping due to consumables, extra utilities, pool service, lawn service, internet, etc.  

Cover half the mortgage/utilities/insurance/taxes etc 4.

Then a locksmith isn't necessary.Don't forget to transfer all utilities to your name the same day as key transfer!

I am interested in multi family rentals, single family, and utilizing the BRRR method.

As an out of state investor, I would find a solid agent who understands real estate investing in the area and utilize their expertise. 

That way, you're getting paid without having to interact directly with the tenants, screen them, collect rent, drama, etc.I've worked with some of the population that utilizes group homes.

I’d suggest drafting a solid agreement upfront that covers everything—ownership percentage, costs (mortgage, repairs, utilities), how profit is split, and even exit strategies if one of you wants out.

Over all, a portfolio of DIVERSIFIED (as to residential areas) properties utilizing a buy and hold strategy should provide an adequate risk adjusted return without utilizing any other “opportunistic” strategies to “gig” the ROI.  

@Vincent Aiello - and for payment, do you utilize paypal or another online portal?

For example, temporarily stopping utilities to their unit during a repair or if there will be loud noise or a major renovation on the premises.