Life settlements, oil\gas, energy\power, etc. etc. 

You can’t let this stuff ruin your peace in life .

She makes me life significantly easier.

Life happens, people get caught in the middle, and while I may have a giant heart, when it comes to business, you can't always let that dictate your actions.I actually just had a very similar thing happen.

. $500k won't buy you much in San Fran but is a pretty healthy budget in Jax.One smaller factor is that Duval county doesn't charge impact fees on new construction (and is the only county in Florida that does not) which is great for developers but not so great when there's no money for maintaining our schools.https://www.jacksonville.com/news/20190423/duval-voters-to-decide-on-proposed-sales-tax-referendum-to-pay-for-replacing-repairing-renovating-schoolsAlso this isn't Florida or Jacksonville specific, but in times when the stock market is particularly volatile real estate investing becomes more appealing even with lower returns.Personally as an investor I find all this out-of-town investing a bit annoying (increased competition and increased prices) and am concerned that these properties potentially aren't well maintained.

I ran numbers on a lot of these "cashflow states" and real life they don't cashflow much of at all when running out of state with management/leasing and accounting for property cap/ex such as averaging out cost of roof, hvac, etc. and accounting for turnover costs.

Life happens and a reasonable tenant will appreciate that you're working hard to fix things.

Trust me, that lender is going to factor in vacancy as it's just a part of real estate investment life. 

You're under no obligation to arrange your life plans around the tenant.

I’ve switched to another PM and she has made my life extraordinarily better.