Am I missing something?

Wood is going to be constantly exposed to the elements… unless I’m missing something what I saw in your photos doesn’t look that bad.

The tenant has been there 10 + years , according to the seller never missed a payment and is overall a good tenant .

4.Update to use LLC name for utilitiesIs there anything else that I need to do or is missing?

That seemed fair enough, since at that time they had only missed on day that they were supposed to be there. 

Extremely high rents in the area made this investment a can't miss.

If you're searching in 3 very different markets and aren't quite sure what you're looking for, this could lead to you missing one of those important deadlines. 

My question is if you were me, would you look harder at other OOS markets, or continue to focus on the strong growth in my area but make sure to name my price and stick to it even if it means missing out on some deals that are overpriced.

What am I missing for expenses if I am self-managing?

You also aren’t showing depreciation which will make your taxable income lower, another positive you’re missing.