I think Worcester and Lowell is a very strong market as a second alternative to the Boston proper area.Alternatively, NH/RI properties have some of the same cap rates as long distance states but you can manage them. 

They don't pick it apart like "well, I can go to Ikea/Home Depot or wherever and buy this and have a handyman install it".

I focus outside of these loops unless it's an opportunity zone (many around southern dallas proper) and has at least 1.5% rent/price ratio.

Be carefull  adding central air to a duct system that was designed for heat only , it may not cool properly .

However, there's nothing to stop you from requesting an Addendum to include a course of correction if they are in breach of contract, with a term for establishing the landlord requirements to properly notify and how many days the PM has to correct. 

And if you happen to screen poorly and install unfit tenants, that commute will continue to disrupt your life and your kids' lives.  

You want to be on the job site every day to make sure the work is done properly.  

I saved thousands by doing a lot of cosmetic work, which includes: installing my kitchen cabinets, countertops, tile, backsplash, installing tile in the bathroom, the toilet, and a lot of other cosmetic stuff, especially the floorboards, crown, and casing. 

My guess is your expenses with proper allocations for PM, CAPEX etc will go up a bit but; still very workable depending on the new price.

I had a landscaper come out and tell me that I've got a problem with my patio installation being too high because they have to fill dirt above the siding for the wash out.