@Patrick FrantaDoes VRBO, or AirBNB do anything to combat this?

We have a commercial retail building in the 5 to 6 million range that we're looking to make an LOI on out of state.typically we do not see the property ahead of time before getting in contract, Just online due diligence, so to speak.In this case, we happen to have boots on the ground and had someone go by the property.

You will more or less be the real property manager who's got some boots on the ground pseudo employees working under him.With all of that said I think a large Property Management business is the right solution for most everyone who doesn't want to be the real defacto property manager.

So many times there are a lot of defects that aren't disclosed and eyes on the property with boots on the ground are the most import 

When I'm looking like Daddy Warbucks contractors feel like they can raise rates and I won't notice.Note to self: keep jeans, boots, and a used Eagles hoodie for a quick change of wardrobe. 

But since you have boots on the ground you'd know better than I would.

Do you have a dedicated team/boots on the ground or individual who visits the property on your behalf?

@Avery Carl has been my realtor for all three transactions and I couldn't be happier with her knowledge of not only the area and market, but also of local vendors who do all my boots-on-the-ground.  

When you do this, you end up with a smaller list and one that has you earmarking areas where you might have a small competitive knowledge or boots-on-the-ground advantage against areas where you know absolutely nobody and have to start from scratch virtually.

We work primarily in Tennessee.As far as out-of-state investing, the best advice I've read/heard  is have a great boots on the ground: local folks finding, vetting, and managing deals for you.