When researching, I highly recommend also talking with successful out of state investors this way they can answer any specific questions you have because out of state investing is not black and white.

Most things in this business are not black and white.

- the takeaway shouldn't necessarily be "oh well I can just use commercial," that's far from a sure thing (but also not an instant black/white "no" like it is for Fannie). 

Since you are a home girl PM me and we can talk some more.

For me, this happened to be a black swan event like a travel ban, but a roof or an HVAC is not an unexpected occurrence. 

That'll be at least a year before I'm back in the black on that decision.

It probably has 2x4 walls with 1 piece of plywood at the corners (maybe),  that spans 4' from the corner and black board or foil board between them.

We understand their viewpoint that if someone were to leave and we find a random person to fill that room, the girls and parents probably wouldn't feel comfortable with a. a stranger and b. having to again be responsible for now a stranger's rent if they were to also break the lease.

Real Estate isn't black and white and you can obtain multiple forms of wealth at once if you're creative.

On father's day last year, the girls, without their mom knowing about it, pooled the change they had and gave it to me to go buy another rental.