If you know the right people you can buy in these states and set up a trustworthy management or mobile manager to help with the up keep and maintenance. 

Apparently personal issues took place and now the GF kicked the tenant out. 

What about fixing those issues up front? 

And it gets around any title seasoning issues when using certain loan programs.I once established a new LLC in order to aquire and quickly resell a house.

. -1-5 year terms-Up to 50% of your account balance can be loaned (50k max)One of the issues I see is that the account is funded with pre-tax dollars.

Maybe, that should be a met criteria, as others on here have the same issue. 

Lastly, be a good landlord and build a certain relationship with your tenants by ensuring that you address all issues and concerns in a timely manner.

This will identify major issues with the property and give you an idea of any large capital expenditures needed and maybe give you some negotiation leverage.

I’ve also had issues do a cash out on my two properties.

I'm only bringing this up because you mention 1) rent is always paid on time; 2) neighbors have no issues; 3) The tenant's are hardly there (which means less property wear and tear) and 4) I will also assume becuase of the first 3 here, that your property is also being cared for...... seems like picture perfect Tenants....